RDA Resolution 2002-09 SilverRock MNDRESOLUTION NO. RA 2002-09
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF LA QUINTA CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR THE ACQUISITION AND DEVELOPMENT RANCH
PROPERTY, ENVIRONMENTAL ASSESSMENT 2002-453,
SCH # 1999081020
WHEREAS, an Initial Study and Mitigated Negative Declaration has been
prepared collectively for: (1) Acquisition of the approximately 707-acre site generally
located north of Avenue 54, west of Jefferson Street, south of Avenue 52 and east
of the Coral Reef Mountains by the La Quinta Redevelopment Agency (the "Agency");
and (2) the subsequent development of the non -mountainous portion of the site with
public golf courses and resort uses (collectively "the Ranch Project");
WHEREAS, the Agency prepared the Initial Study and Mitigated Negative
Declaration in compliance with CEQA and the State CEQA Guidelines, California Code
of Regulations, Title 14, section 15000 et. seq., ("CEQA Guidelines"); and
WHEREAS, The Agency mailed notice of its intention to adopt the
Mitigated Negative Declaration in compliance with Pubic Resources Code Section
21092 on April 3rd, 2002 to landowners within 500 feet of the Project Site and to all
public entities entitled to notice under CEQA, which notice also included a notice of
the public hearing before the Agency Board on May 1 5th, 2002; and
WHEREAS, the Agency published a notice of its intention to adopt the
Mitigated Negative Declaration and associated Initial Study in the Desert Sun on April
24, 2002, which notice also included the date of the public hearing before the Agency
Board on May 1 5th, 2002, and further caused the notice to be filed with the Riverside
County Clerk in accordance with the CEQA Guidelines; and
WHEREAS, during the comment period, the Agency received comment
letters on the Mitigated Negative Declaration from the Southern California Association
of Governments, the Desert Sands Unified School District, the Riverside County Sheriff
Department, the Gas Company, Pope and Associates and Judith Schenkman. Staff
reviewed and considered these comments, and prepared written responses to these
comments which are contained in the staff report; and
WHEREAS, on the 23rd day of April, 2002, the La Quinta Planning
Commission considered the Project and determined that it was consistent with the
City's General Plan pursuant to Government Code Section 65402; and
Resolution No. RA 2002-09
The Ranch MND
Adopted: May 15, 2002
Page 2
WHEREAS, the La Quinta Redevelopment Agency Board (the "Board")
held a duly noticed public hearing on May 1 5th, 2002, on the Initial Study and
Mitigated Negative Declaration, during which public hearing testimony and other
evidence was received.
NOW THEREFORE, BE IT RESOLVED by the La Quinta Redevelopment
Agency, as follows:
SECTION 1: The above recitations are true and correct and are adopted
as the findings of the Agency.
SECTION 2 The Agency Board finds that the Mitigated Negative
Declaration has been prepared and processed in compliance with CEQA, the State
CEQA Guidelines and the City's implementation procedures. The Agency Board has
independently reviewed and considered the information contained in the Mitigated
Negative Declaration, and finds that it adequately describes and addresses the
environmental effects of the Ranch Project, and that, based upon the Initial Study, the
comments received thereon, and the entire administrative record for this Project, there
is no substantial evidence in light of the whole record that there may be significant
adverse environmental effects as a result of the approval and development of the
Ranch Project. The mitigation measures identified in the Mitigated Negative Declaration
have been incorporated into the Project and these measures mitigate any potential
significant effect to a point where clearly no significant environmental effects will
occur as a result of this Project.
SECTION 3: The Ranch Project will not be detrimental to the health,
safety, or general welfare of the community, either indirectly, or directly, in that no
significant unmitigated impacts were identified by Environmental Assessment 2001-
418.
SECTION 4: The Ranch 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.
SECTION 5: There is no evidence before the Agency that the Ranch
Project will have the potential for an adverse effect on wildlife resources or the habitat
on which the wildlife depends.
Re3olution No. RA 2002-09
The Ranch MND
Adopted: May 15, 2002
Page 3
SECTION 6: The Ranch 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.
SECTION 7: The Ranch 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.
SECTION 8: The Ranch Project will not have the 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.
SECTION 9: The Agency Board has on the basis of substantial evidence,
rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations
753.5(d).
SECTION 10: The Agency Board has fully considered the proposed
Mitigated Negative Declaration and the comments received thereon.
SECTION 11: The Mitigated Negative Declaration reflects the
independent judgment and analysis of the Agency.
SECTION 12: The location of the documents which constitute the record
of proceedings upon which the Agency Board decision is based is the La Quinta City
Hall, Community Development Department, 78-495 Calle Tampico, La Quinta,
California 92253, and the custodian of those records in Jerry Herman, Community
Development Director.
SECTION 13: A Mitigation Monitoring Program (MMP), a copy of which
is attached hereto as Exhibit A, is hereby adopted pursuant to Public Resources Code
§ 21081.6 in order to assure compliance with the mitigation measures during Project
implementation.
SECTION 14: Based upon the Initial Study and the entire record of
proceedings, the Project has no potential for adverse effects on wildlife as that term
is defined in Fish and Game Code § 711.2.
Re3olution No. RA 2002-09
The Ranch MND
Adopted: May 15, 2002
Page 4
SECTION 15: The Mitigated Negative Declaration is hereby certified and
adopted.
SECTION 16: The Community Development Director shall cause to be
filed with the County Clerk a Notice of Determination \ pursuant to CEQA Guideline §
1 5075(a).
PASSED, APPROVED and ADOPTED at a special meeting of the La Quinta
Redevelopment Agency held on this 15th of May 2002, by the vote to wit:
AYES: Members Adolph, Pefia, Perkins, Sniff, Chair Henderson
NOES: None
ABSENT: None
ABSTAIN: None
TERRY H DERSON, Chair
La Quintaledevelopment Agency
ATTEST:
JUI\lt--!�. GREEK, CMC, Agen—cy S/ecretary
La Quinta Redevelopment Agency
(Seal)
Resolution No. h-A 2002-09
The Ranch MND
Adopted: May 15, 2002
Page 5
APPROVED AS TO FORM:
M. KATHEMINE JENSO�Jilgency Counsel
La Quinta Redevelopment Agency
FiNAL
MiTiGATED NEGATrvE DECLARATION
SCH No. 1999081020
THE RANCH
Prepared for:
La Quinta Redevelopment Agency
78-495 Calle Tampico
La Quinta, California 92253
Prepared By:
Impact Sciences, Inc.
30343 Canwood Street, Suite 210
Agoura Hills, California 91301
May 2002
TABLE OF CONTENTS
Section Page
1.0 INTRODUCTION 1.0-1
2.0 RESPONSE TO WRrTTEN COMMENTS ........................................................................... 2.0-1
Letter 1. Southern California Association of Governments, April 24, 2002 .......................... 2.0-2
Letter 2. Riverside County Sheriff Department, April 19, 2002 .......................................... 2.0-4
Letter 3. Desert Sands Unified School District, April 5, 2002 ............................................. 2.0-6
Letter 4. The Gas Company, April 23, 2002 ........................................................................ 2.0-8
Letter 5. Pope & Associates, April 30, 2002 ...................................................................... 2.0-11
Letter 6judith Schenkman, April 28, 2002 ........................................................................ 2.0-17
3.0 MITIGATED NEGATIVE DECLARATION ....................................................................... 3.0-1
4.0 INITIAL STUDY .............................................................................................................. 4.0-1
The Ranch
Final - Maw -1002
1.0 INTRODUCTION
In compliance with Section 15074 of the State CEQA Gitidelines, this document has been prepared so
the lead agency may consider the Mitigated Negative Declaration along with any written cornrrients
received on the Project during the public review period which began on April 3, 2002 and ended cn May
3, 2002. CEQA § 15073.5 states that if any of the comments received contain substantial evidence
supporting a fair argument that the Project may actually produce a significant environmental impact,
the Lead Agency would be required to either:
1. Find a way to mitigate the impact(s) to a level of insignificance and then re -circulate the
revised document; or
2. Prepare an EIR
Based on the comments that were received cn the Project, no substantial evidence supporting a fair
argument that the Project may actually produce a significant environmental impact was identified.
This document has been organized in a format that provides easy access for the reader to the most
important information related to the key issues associated with this Proposed Project. The format of
this document and the general contents of each section are provided below to assist the reader. Sections
following this introduction are organized as follows:
Section 2.0 Responses to Written Comments
Section 3.0 Mitigated Negative Declaration
Section 4.0 Initial Study
1.0-1 The Ranch
Final — May 2002
2.0 RESPONSES TO WRITTEN COMMENTS
INTRODUCTION
This section presents written comments received an the Mitigated Negative Declaration received by
the La Quinta Redevelopment Agency. Responses for each comment are provided as discussed in Section
15074 of the CEQA Giddelines. Comments contained within each letter identified by sequential
numbers located in the right hand margin of each comment letter. A written response has been prepared
for each numbered comment.
Provided below is a list of all written correspondence received by the La Quinta. Redevelopment Agency
with respect to the Mitigated Negative Declaration:
Regional Agencies
1. Southern California Association of Governments, April 24, 2002
Local Agencies
2. Riverside County Sheriff Department, April 19, 2002'
I Desert Sands Unified School District, April 5, 2002
4. The Gas Company, April 23, 2002
5 Pope & Associates, April 30, 2002
6. Judith Schenkman, April 28, 2002
The comments received and responses to the comments are presented below.
2.0-1 The Ranch
Final — May 2002
-- -- -- ----- - - — -- -- . . --r -
Letter No. I
SOUTHERN CALIFORNIA
ASSOCIATION of
GOVERNMENTS
Main Office
826 West Seventh Street
i2th Floor
Los Angeles, Cilifornia
90017-3435
1 (243) 2)6-1800
f (2t3) 236-1825
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April 24, 2002
Mr. Jerry Herman
Community Developmerd Director
City of La Quinta
Community Development Department
7a-495 Calle Tampico
La Quinta, CA 92253
RE: SCAG Clearinghouse No. 120020188 Specft Plan W4XI6 -Tbe Pm kak
Dear Mr. Herman:
Thank you for submitting the $pecific Plan Plan 11115-00 "The Ranch" to SCAG for
review and comment. As areavAde Clearinghouse for regionally significant pxqects.
SCAG reviews the consistency of local plans. projects and pmgrams with recionall
plans. This activity is based on SCAG's responsibilities as a regional pilanning
organization pursuant to state and federal laws and regulations. Guidance proyWed
by these reviews is intended to assist local agencies and project sponsors to take
actions that Contribute to the attainment of regional goals and policies.
We have reviewed the Specific Plan Plan 85-006 "The Ranchn, and have
determined that the Proposed Project is not regionally significant per SCAG
Intergovernmental Review OGR) Critteria and California Envinonmemal Quallity Act
(CEQA) Guidelines (Section 15206). Therefore, the proposed Projecl does iot warrant
comments at this tiff le. Should there be a change in the sciope, of the proposecl Proje=,
we would appreciate the opportunity to review and Comment at that tirne.
A description of the proposed Project was published in SCAG's April 1, 2002
Intergoverrimental Review Clearrighouse Reporl for public review and commem.
The project title and SCAG Clearinghouse number shoiiic be Lae. jr. ad
conresporyience, with SCA-o concerniN J-ds RciecL Carresponoence s,*Xk= ce Sax
to the attention of the Clearinghouse Coordinator. If you have arry ques;Wm
contact meat (213) 236-1867. Tbank you.
Sincerely, .--N r
#J i( M, AICP
embor Pleanw,
n roo"er
tef9overnmental Review
46 ;mlo " IW-Ji ftm. 5" Ieiil I
12
2.0 Responses to Written Coinmetits
1. Letter from the Southern California Association of Governments, October 17,2001
Response 1
This comment states that the project was not determined as regionally significant, and for this reason,
SCAG, a regional planning agency, has no comments.
2.0-3
The Ranch
Finat — May 2002
Letter No. 2
J I j * r i �' .
ro ro P" i ,
two
DATE: April 3, 2002
TO: DiStribUtI011, *UST
FROM: Jerry Henran, City oi--La Quin -La
SUBJECT- NOTICE OF AVAILABILTY OF VRAFT INITIAL STUDY/ImITIGATED NTEGATWE
DECLARATION FOR TIM IaNCH PROJECT
ep
The City of La Quima Redevelcpment Agency, actino as Lead Aaenc,�-, has filed -a of Cormle�on- 1).L
L n IniTial Sr,;dyA4it;,,,atcd Negative Declaration for 'Pit Ranch Projzc-k. This do,;-jn. tn, has bezn prepared 'LEI
2
accordance with, and pursuazat to, the Callflomia Envir,:�rirnerital Quality ACT ;.CEQA)� as arnerided: Public
Rasources Code, Section 2 1000 et seq., and the "Guidelinesfor IrripiernCritationc.f the Califi,7Iia Environmental
Quality Act (State CF-QA Guidelines), California Code of Rcgula-tion, Title 14, Chapter 1-5000 et seq.
The 0 - -1
I u,"Y public review period for this docurn crit opens on April 3 ), 2002 and clos.-s on. Mlax 3. --2 002
PLEASE SUBMIT rl%NY WRITTEN COMIMENTS BY May 3, 2002,
Please send vour WRITTEN, coniments on this Initial StudlYiNfitirrated Negative Declaraul-On r0.
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, California 922 53
Attn: Jerry Herman, unity Development Director
If you bave uny questions, please contact T
Jerry Herman at (760, 777-7125 or'lhera,
Thank you for your participgi n in the en-virornientalrevie\v Of this project.
I r
;��epartment ham no comments regarding t-his plan. I I
Captain Indio -Sheriff's Office
—19402
2.0 hesponses to Written Cominents
2. Letter from Riverside County Sheriff Department, April 19,2002
Response 1
This comment states that the document has been reviewed and the Riverside County Sheriff
Department does not have any comments.
2.0-5 The Ranch
Final — May 2002
Letter No. 3
WRMLI*AO%W4S
AAWCOO %IOAQ9
Igo" WO&Z ft
ftW 04391AT -Iw
Lik OutKIA 4b
4i Wr ��
April 5, 2002
E)esert Sands Unified School District
47-950 Dune Palms Road & La QuInta. California 92253 - 17601, 777-4200
Mr. Jerry Herman
Community Development Director
City of La Quinta
Community Development Department
78495 Calle Tampico
La Quinta, CA 92253
Request for Comments: Ranch Project
Dear Mr. Herman:
This is in response to your request for input on the above referenced project and its
effect on public schools.
All actions toward Commercial development will potentially result in an impact on our
school system. ck-hool overcrowding is a District -wide concem for Desert Sands
Unified �chool District. The Districf s ability to meet the educational needs of the public
with new schools has been seriously impaired in recent years by local, state and federal
budget cuts that have had a devastating impact on the fi�ancing' oi new schoois.
As you are aware, there is a school mitigaten fee that is currently collected on all new
development at the time building permits are issued.
Please feel free to call me if you have fi.-rther questions. Thank you.
Sincerely,
Peggy yL tecter
Facilities Services
PR/cms
1
2.0 Responses to Written Coninients
3. Letter From Desert Sands Unified School District, April 5,2002
Response 1
The conclusion that the payment of development impact fees mitigates the impact of the new students
generated directly or indirectly by the proposed project is based m currently applicable State law.
Government Code Section 65996 deems development fees to be "full and complete school facilities
mitigation." One of the reasons for this statement in the Government Code is that development fees are
only one of the sources of funding available to school districts for school facilities. The Desert Sands
Unified School District was correct in their comment that the project would be subject to school
development fees at the time building permits are issued.
2.0-7 The Ranch
Final — May 2002
Letter No. 4
'98'. A. _;C.7 A
The
Gas
Company -
A XSempra Energy-oompany
April 23, 2002
Gas Co. Ref No. 02-173-OG
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Attention. Jerry Herman
Re: The Ranch Project
Jefferson St. and Ave. 52, La Quinta
Thank you for the opportunity to respond tc the above -referenced project. Please note
that Southern California Gas Company has facilities in the area where the a:)rve narrec
project is proposed. Gas service to the project could be provided without an), sign.fica
impact on the environment. The service would be in accordance with the Ccrn;mny'_s
policies and extension rules on file with the California Public Uti5ties Commiss;*On at tne
time contractual arrangements are made.
You shoula be aware that this letter is not to be interpreted as B ::0111LIactuai
commitment fo serve the proposed project, but only as an infOrrnational service. The
availability of natural gas service, as set forth in this letter. is based upon present
conditions of gas supply and regulatory policies. As a public utility, Tee SOL;,�-em
1",alifornia Gas Company is under the urisdiction of the Califomia Pub',iz U
COMMiSSion. We can also be affeeted by actions of federal regulatcry ager.ces.
Should these agencies take any action, which affects gas supply, or the conditio"ns
under which service is available, gas service will be provided in accordance X�1_6-
conditions.
TYPiCal demand use for:
Residential (System Area Average/Use Per Meter) Yearl�
Single Family 799 therms/year dwelling unit
Multi -Family 4 or less units 482 therms/year dwelling un;t
Multi -Family 5 or more units 483 therms/year dwelling unit
These averages are based or total gas cons�irrption in residentiai units served oy
Southern Callfom!a Gas Company. and it should not be implied that ary pai—jZL';a'�
home, apartment or tract of nornes will use these arnounts of energy.
b, Commercial
Due to the fact that cc-ristruction varies so widely (a glass building vs. a heavily
insulated building) and there is such a wide variation in types of materials and ,
a typical demand figure is not available for this type of construction.
Calculations would need to be made after the building has been designed -
We have Demand Side Management programs available to commercial1industrial
customers to provide assistance in selecting the most effective applications of energy
of our energy conservation programs, please contact our Commercial/Inclustrial Support
Center at 1-800-GAS-2000.
Sincerely,
S t 4eDVu&n i v i no
Technical Supervisor
2.0 Responses to Written Continents
4. Letter from the Gas Company, April 23,2002
Response I
This comment from the Gas Company states that they are in agreement with the conclusion made in the
Initial Study that gas service can be provided to the proposed project without any significant impact an
the environment.
2.0-10 The Ranch
Final — May 2002
Letter No. 5
X, - t.'3' '.)
POPE
& A S S 0 C I AT E S
)L prOjemollui A,.-.ountzicy C.orpnmaai,
Grzh;ln K.Popr-, C.P.,k.
April 30, 2002
City of La Quinta
Commuruty Development Depart inent
78-495 Calle Tampico
La Quinta, CA 92253
Attn: Jerry Hennan. Community Development Director
Re: Draft Initial Studyl-Mitigated Negative Declaration for the Ranch Project
As noticed in your memo dated April 3, 2002 1 wish to respond to several issues addressed in the
La Quinta Redevelopment Agency (Mitigated) Negative Declaration. I arn a party of interest
since I have a residence at 779630 Citrus Street La Quinta, Califomia,
In general te.Tms I am not opposed to the development and particularly am pleased with ihe
concept of having the golf course area irnmediately adjacent to Avenue 52, Jefferson streeL and
Avenue 54. As a resuft of this overall plan it appears that the construction =d occupancy related
to the proj ect itself wi 11 be blaffered Lrom the neighborhood by the go I f course.
Also in general terms I am concerned that the intent to make the Courw a public course %%'III
exacerbate traffic congestion much more significantly than a private course de,,,-elopment and I
assess that such differential has not been identified in this declaration. I
There are two areas of the initial snidy that warTant review and further consideration. These
areas are as follows:
1) Air Quality
MY expenence has been that the mitigation measures utilized on developments of
this nature are inadequate to lessen the amount of dirt subject to disbursal by
inds around the adjacent areas,
w In particular, there should be a repor-ang
mechanism in place to insure that the ertire area is watered down three timics 2
day. In addition the aoif course should be developed and sodded. or seedcd. pHor
to the ccnstraction phase of the building complexes encircled by such golf colzse.
This would lessen the disbur5al of dirt carried by the \vinds to adjacent
community areas.
1! s f3 i IS a n V i c e r.,, P B! v 0 S u; t e 7 0 0 o s lk n g e I e
Tole phone ',A 10 -442 -91 OG * Fa;:;slimila 3 1
3
Jerry Herman
City of La Quinta
Community Deve!opment De-partment
April 30, 2002
Page 2
2) Traffic/Circulation
I challenge the daily trips calculation for the golf course given that it is 45 holes
and IL is intended to be for public use. I note in the mitigation measures on pagre
15 a reference to a traffic signal installed at the project entrance and Avenue 52;
however, I see no evidence of the precise location of such cn=ce on the Fia-we
3 map of Existing General Plan Use Designations. Please advise as to where 'It '15
intended that this road be tntranced, and also whether or not it is tcrnporrar�, in
nature.
i am extremely concerned with regard to the traffic impact of this project and
have the following comments and or suggestions with regard to trafffic in the
general area:
4
A) Signage or. Washington should direct at Avenue 50 a left hand Turn for people
driving south on Washington Avenue on their way to PGA �Vest, and other
community areas that should bee accessed off Jefferson and Avenue 54. This
would reducc the amount of traffic -dead ending on Washin on Avenue at 5
Avenue 52 thus lessening traffic congestion on Avenue 52, which at the
present timc is on!y two lanes in ccettain area-- betweer. Was�dngtcn ard
Jeffersom
B) A light should be place at the entrance to the Citrus development at Avenue
52 between Washington and T
.0efferson. This would have the efifect of traffic
calming and reducing noise from Avtnue 52.
C) No entrwrice way should be put in place on Avenue 52 since it is contemplated. 7
that the golf course will completely cover the adjacent land on the Avenue 5_2
side of the proposed dcvelopment.
D) Four laricing of Avenue 52 should corrunericc immediately so that it IS OnTireN
four laned from Washington to Jefferson. 1 8
E) There should be rethinking on the round -about at Jeffferson and 52nd as '%ith 9
increased traffic this intersection ap roach could become problematic.
. p
F) More rigorous enforcement of speed lirnks should be done on Jeffers -on and I
Avenue 52 in order to combat excessive speeding, particularly in the hours 10
from 5.kM, to 3AIM in the morning and 4PM to 7PM at ni oz. I
Jcrry Herman
City of La Quinta
Community Development Department
April 30, 2002
Page 31
I would request that additional documents be provided to nie ass they become available so thal 11
migbt fwther track the issues associated with this development..
Tliank you vcry much for allowing rr.c to give my comment with resp"t to the plan as
documented at this time.
Very truly yours,
GT-allam R. Pope
2.0 Responses to Written Comments
5. Letter from Pope & Associates, April 30, 2002
Responsel
This comment is in agreement with the buffering effects of the golf courses between the planned
structures and the surrounding uses described in the Initial Study. The comment has been incorporated
into the record so the lead agency may consider it.
Response 2
The trip generation calculations of the March 29, 2002 Supplemental Traffic Impact Evaluation
prepared by RKJK & Associates are based upon golf course facilities intended for public use. The project
entrance and Avenue 52 intersection has been evaluated at a location opposite the entrance to the Citrus
development. The project entrance and Avenue 52 intersection location is indicated an the traffic study
exhibits contained in the August 7, 2000 Traffic Impact Analysis prepared by RKJK & Associates for a
previous, more intense land use proposal for The Ranch property (as referenced in the March 29, 2002
evaluation prepared by Urban Crossroads, Inc.). However, the exact location of this intersection could
change as detailed site plans are prepared for the project.
Response 3
As required by CEQA Giddelines § 15074, the lead agency is required to adopt, "a program for reporting
cn or monitoring the changes, which it has either required in the project or made a condition of
approval to mitigate or avoid significant environmental effects." Mitigation measures that
specifically address dust and particulate matter air quality emissions generated from the project site
have been included in the Initial Study and have been incorporated into the Project. Furthermore,
these measures are included in the Mitigation Monitoring Plan that the Agency would be required to
adopt. These measures have been provided below for your convenience. Please refer to Section VI of the
Initial Study for a more detailed air quality discussion.
2.0-14 The Ranch
Final - May 2002
2.0 Responses to Written Comments
1. Air quality control measures identified in the Coachella Valley PM10 State Implementation
Plan shall be implemented.
2. A PM10 Management Plan for construction operations shall be submitted prior to the issuance of
grading permits. The plan shall include dust management controls such as:
• Water site and equipment morning and evening
• Spread soil binders on site, unpaved roads, and parking areas
• Re-establish ground cover on construction site through seeding and watering
Pave construction roads, where appropriate
Operate street -sweepers on paved roads adjacent to site
Response 4
Please refer to response #2 for a discussion of the traffic study assumptions regarding trip generation
rates of the proposed golf courses.
Response 5
The suggested signage is not required, but the comment is part of the record and will be made available
to the decision -makers so that they may make an independent judgement and consider the whole of the
record.
Response 6
For evaluation purposes, the project entrance and Avenue 52 intersection has been assumed to be located
opposite the entrance to the Citrus development. The installation of a traffic signal will therefore
occur if the project entrance from Avenue 52 remains at the location opposite the Citrus development.
However, the exact location of this intersection could change as detailed site plans are prepared for
the project.
Response 7
Refer to responses #2 and #6 for a description of the traffic study assumptions regarding access to Avenue
52. Detailed site plans have not yet been prepared for the project land uses.
2.0-15 The Ranch
Final — May 2002
2.0 Responses to Written Comments
Response 8
Avenues 52 and Jefferson Street adjacent to the project site are to be improved as needed to complete
General Plan half -section width requirements in conjunction with development.
Response 9
The roundabout has been designed to accommodate future traffic volumes. However, the City will
monitor traffic conditions as part of their routine maintenance and operational responsibilities.
Response 10
The Riverside County Sheriff currently patrols and monitors the circulation system throughout the
City of La Quinta. This comment will become part of the record. No further response is required given
that the comment does not question the content of the Mitigated Negative Declaration.
Response 11
This comment will become part of the record No further response is required given that the comment
does not question the content of the Mitigated Negative Declaration.
2.0-16 The Ranch
Fitial - May 2002
44
April 28, 2002
Honorable Mayor and Cotmcit Members
78-495 Calle Tampico
JA Quinta, Cafifortlia 92253
Judtth Schenkman
$3540 Avergde Villa
La QUirft, Calgoma 92253
Horne Phone 770-8233
F-maii judWamadc.moorn
Letter No. 6
0,�
C I T Y Z J'�q T
C. — Y 7. - " -
FIC!
,,RANcH mojEcr, IN.ITIAL STUDYIMITIGATED NEGATIVE DECLARATION
I. have read the infonnation provided thus far and have several cou=ents. Having not seen &a mon0mic report I
the ty ee dm
carinot comment on the costs invelved reyparding an acceptable rate of return for invesmicat for ci - If I
this is sipificgnt information which should be clearly stated for public review.
I would hope that this is made available in a timely ihshiom So many of our city' s departments including public
works are cunvntly straimd. I would hope that any further needs, afft:cting them for exarnple, will be covfte&
should the project impinge upon their budgets.
I suggest that the public golf courses which wiD be available to resort, hotel, and tia� users be made available
to U Quinta resider& in a fashion sirrkilar to that of the city of Indian Wells and the EwxTaIda Hotel and Resom
What me the curren-, facts in rcgard5 to -1imc3ham"? Are they a viable sale and mWe enriTy ia the &-sM $0 mw) 3
problems have emerged from them in the P&sV Are the units and the project being conA=Lcd W S 'h a Way thu
total condominium convenion co be dem? Wb&t inforrnation is available in regards Lo Maw9emm bo& ink�l
and long terin ? What are the cosIs for the project maintenance?
I apprecige your attention to thm questions, as they affect both current and future msidents of La Quint&
Juditli Schankman
copy to: lerry Herram. Community Development Director
2.0 Responses to Written Continents
6. Letter from Judith Schenkman, April 28,2002
Response 1
No further response is required given that the comment pertains to economic issues and does not question
the content of the Mitigated Negative Declaration.
Response 2
The public nature of the planned golf courses indicates that they would be made available to the
public. No further response is required.
Response 3
No further response is required given that the comment pertains to economic issues and does not question
the content of the Mitigated Negative Declaration.
2.0-18 The Ranch
Final — May 2002
3.0 MITIGATED NEGATIVE DECLARATION
3.0-1
The Rapich
Final — Mail 2002
LA QUINTA REDEVELOPMENT AGENCY
(MITIGATED) NEGATIVE DECLARATION
CASE NUMBER: Specific Plan 85-006 "The Ranch"
APPLICANT: La Quinta Redevelopment Agency
ADDRESS: La Quinta Redevelopment Agency
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
PROJECT DESCRIPTION:
The La Quinta Redevelopment Agency (Agency) is proposing to acquire the 707-acre site,
including 182-acres of mountainous land to be preserved as permanent open space, located at the
southwest comer of Jefferson Street and Avenue 52. The acquisition of the 525-acres of non -
mountainous property would be by purchase agreement while the acquisition of the 182-acres of
mountainous land would be by dedication or donation. The non -mountainous portion of the site
would be developed with public golf comses and resort uses consistent with the La Quinta
General Plan Land Use Map Designations for the site. The Project Site is designated under the
2002 General Plan Update for golf course uses with tourist commercial uses in the center of the
site. The golf course designation allows both public and private golf cow-ses with their
associated ancillary uses, while the tourist commercial designation allows resort hotels,
recreational uses, conference centers and ancillary retail shops. The tourist commercial
designation also allows Timeshare units with the approval of a Conditional Use Permit.
The Proposed Project includes two 18-hole public golf courses with a 25,000 square foot clubhouse
as well as a 9-hole public golf course which would accommodate a junior golf program. The
proposed resort uses would include a 250-roorn hotel with a 10,000 square foot conference center,
300 Timeshare fractional or condo hotel urtits (Timeshare) and 25,000 square feet of ancillary
commercial uses. The Agency is proposing to acquire the Project Site at this time. Subsequent
discretionary actions required to develop the site include adoption of a Specific Plan, a zone
change to make the zoning designations consistent with the General Plan land use designations,
a Conditional Use Permit for the 300 Timeshare units, a Site Development Permit and a
Tentative Tract Map to subdivide the site to accommodate the proposed uses. Additional
design features to be incorporated into the project include passive park space, trails, and view
corridors. The existing Pelz short game golf school may remain. No development is planned an
the 182 acres of the Coral Reef Mountains located on the western portion of the Project Site.
PROJECT LOCATION:
The Citv of La Quinta encompasses approximately 31 square miles of both mountainous and
desert terrain land area in the southwestern portion of the Coachella Valley. La Quinta is a
community of which nearly 13 square miles consist of protected mountain open space, parkland
or golf course open space designations. La Quinta is located within the Coachella Valley
portion of central Riverside Courity, in southern California. This area forms the northwest
I
extension of the Colorado Desert in southeastern California. It is characterized by arid,
sparsely vegetated desert land. The valley floor is composed generally of sandy soils that
were deposited through the effects of water and wind erosion. Westerly winds are persistent,
and contribute to extensive erosion and the formation of blowsand activity and sand citmes.
Vehicular access to the Coachella Vallev is provided by the Interstate 10 Freeway, providing
an east -west linkage between the Los Angeles metropolitan area to the west, and the desert
areas to the east.
The proposed project is located in the southeastern area of the City. The site boundaries
include Jefferson Street to the east, Avenue 54 to the south, Avenue 52 to the north, and the
Coral Reef Mountains to the west. Land uses in the project vicinity include a custom home
residential subdivision to the north, undeveloped properties to the east approved for the
development of golf course and residential uses, the 1,650-acre PGA West golf and residential
community to the south and mountains to the west.
On the basis of the Initial Study prepared for the project, it has been determined that the
project would not have a potential for a significant effect on the environment; or the project has
been modified to incorporate the mitigation measures listed below so that it would not have a
potentially significant effect on the environment. A copy of said Initial Study is attached.
Other materials which constitute the basis upon which the decision to adopt this (Mitigated)
Negative Declaration is to be based is available for review at the:
La Quinta Redevelopment Agency
Community Development Department
78-495 Calle Tampico
La QuinLa, California 92253
760.777.7125
This document constitutes a (Mitigated) Negative Declaration.
I . SEE MITIGATION MEASURES SHEET ON PAGE 4
RESPONSIBLE AGENCIES: (any public agency which has discretionary approval power
over the project).
City of La Quinta
TRUSTEE AGENCIES: (could include California Department of Fish and Game, State Lands
Commission, State Department of Parks and Recreation, and University of California).
California Department of Fish and Game
United States Fish and Wildlife Service
FA
Notice Pursuant to Section 21092.5 of the Public Resources Code:
A Public Hearing will be held in the City of La Quinta Council Chambers, 78-495
Calle Tampico. La Quinta California, on (DATE) at May 15, 2002 p.m. to consider
this project. At that time, any interested person is welcome to attend and be heard cn this
matter.
Prior to the Public Hearing, the public is invited to submit written comments on this
(Mitigated) Negative Declaration to:
La Quinta. Redevelopment Agency
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
760.777.7125
Please refer to the Case Number listed above.
Date: April 2, 2002
3
Mitigation Measures
Prior to the design and construction of any structural improvements, a comprehensive design level
�eotechnical evaluations shall be prepared that includes subsurface exploration and laboratory testing.
ecommenclations for grading/ earthwork, surface and subsurface drainage, foundations, pavement structural
sections, and other pertinent geotechnical design considerations shall be formulated and implemented based
on the findings of this evaluation.
Al buildim-s lanned as a result of the Proposed Project shall be constructed in conformance with the Uniform
Buildir , - Te, as adopted by the City of La Quinta.
At such time that non -potable water sources become available to the project site, the project shall be connected
to this resource and utilize the non -potable water for irrigation purposes.
During construction activities, water trucks are to acquire water from non -potable water sources, such as
reclaimed water and/or canal water.
A hvdrolog masterTlan shall be prepared for the Project Specific Plan. Further, a hydrology study shall be
pre0ared C r the hy I olo�y master plan and subn-dtted to the City of La Quinta for approval prior to the
issuance of grading permits. This study shall demonstrate that the project would construct ston-n drainage
and hydrologic improvements, such as o'n-site stormwater retention basins, that conform to the City's master
hydrology and storm drain improvement program as well as implement regional and local requirements,
policies and programs.
Drought tolerant landscaping shall be utilized as a means of reducing water consumption.
Prior to the initiation of any construction activity on the project site, a NPDES perrnJit from the RWQCB shall
be filed for. A Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and Monitoring Plan
are requirements of the NPDES permit. The SWPPP shall include Best Management Practices (BMPs) in
compliance with the NPDES program requirements.
Any existing groundwater wells located on the site that are no longer in use shall be abandoned in
accordance with Federal, State, and local laws and regulations prior to the issuance of building permits.
Prior to operation of the golf course, the golf course operator shall prepare a Golf Course Management Plan
that includes an irrigation plan, water usage plan, and chemical management plan in order to reduce, to the
extent feasible, golf course irrigation runoff and percolation into the groundwater basin.
Design of new roads, golf courses, man-made ponds, common landscape areas, storm water basins, and other
facilities shall incor orate proper engineering controls to channel storrn and irrigation runoff into
detention/ retention iracilities that are sized to accommodate design year storms and that incorporate
filtration systems or other devices to reduce the potential for herbicides, pesticides, fertilizers, and other
contaminants to percolate to groundwater or surface water runoff.
Construction equipment shall be phased and operated in a manner to ensure the lowest construction -related
pollutant emission levels practical, and shall require the use of water trucks, temporary irrigation systems
and other measures which will limit fugitive dust emissions during site disturbance and construction.
Air quality control measures identified in the Coachella Valley PM10 State Implementation Plan shall be
implemented.
A PM10 Management Plan for construction operations shall be submitted prior to the issuance of grading
permits. The plan shall include dust management controls such as:
Water site and equipment morning and evening
Spread soil binders on site, unpaved roads, and parking areas
Re-establish ground cover on construction site through seeding and watering
Pave construction roads, where appropriate
Operate street -sweepers on paved roads adjacent to site
he following measures shall be implemented to reduce construction related traffic congestion:
Configure construction parking to minimize traffic disturbance
Minimize obstruction of through -traffic lanes
Provide flag person to ensure safety at construction sites, as necessary
Schedule operations affecting roadways for off-peak traffic hours
Provide rideshare incentives to construction personnel
Timeshare and golf facility construction shall utilize solar or low emission water heaters to reduce natural
gas consumption and emissions.
Timeshare and nolf facility construction shall utilize built-in energy -efficient appliances to reduce energy
consumption an emissions.
Shade trees shall be rovided in close proximity to Timeshare, hotel and golf facility structures to reduce
building heating/ coo.ring needs.
Timeshare and golf facility construction shall utilize energy -efficient and automated controls for air
conditioners to reduce energy consumption and emissions.
Timeshare and golf facility construction shall be constructed using special sunlight -filtering window coatings
or double -paned windows to reduce thermal gain or loss.
Timeshare and golf facility construction shall utilize automatic lightin on/off controls and energy -efficient
lighting (including parking areas) to reduce electricity consumption any'associated emissions.
Timeshare and golf facility construction shall use light-colored roofing materials in residential construction
as opposed to dark roofing materials.
Bus stops shall be positioned at locations on and adjacent to the site to be detem-iined in coordination with
the bus transit service provider that will serve the project area. Bus stops should be generally located 1 /4
mile walking distance from Timeshare units.
The golf course shall design on -site circulation plans for clubhouse parking to reduce vehicle queuing.
A traffic signal shall be installed at the Project entrance and Avenue 52, the Project entrance and Jefferson
Street and at the intersection of Avenue 54 and Jefferson Street when and if they are warranted. The
developer of the site shall be responsible for payment of a fair share of the cost of installing these signals.
A mountain toe -of -slope buffer/ mitigation concept plan has been prepared to protect peninsular big horn
sheep, and other wildlife, from entering the non -mountainous portion of the site pro osed for develo ment.
This concept plan illustrates a continuos buffer to the toe -of -slope in areas where Wevelopment coulyloccur
adjacent to the mountain edge. The concept plan delineates the location, acreage and native plant species
envisioned for the mitigation area. This plan shall be incorporated into the project design and shall be subject
to review by the City prior to the issuance of grading permits. A copy of this mountain toe -of -slope
buffer/mitigation concept plan is available for review at the City of La Quinta Commur-dty Development
Department.
If Bifhorn Sheep enter onto the Project Site, an 8-foot fence (or the functional equivalent) between the
deve opment and the hillside shall be constructed. The gaps should be 11 centimeters (4.3 inches) or less. If
determined necessary, the City shall construct temporary fencing while permanent fencing is constructed. The
fence shall not contain gaps in which Bighorn Sheep can be entan&led. If the Agency transfer or disposes of
any of the property adjacent to the hillside, the Agency sha reserve an easement sufficient for the
construction of fencing if needed in the future.
Dogs shall not be permitted to be loose within the project area, and shall be kept away from the hillside areas
through appropriate signage and fencing, where applicable.
Access into the hillside area from the site will be discouraged through the use of signs or barricades, if
necessary, unless the access is provided as part of a trail system that is approved by the USFWS and CDFG.
A construction plan shall be prepared and provide, to the extent practicable, construction activities that emit
excessive noise will be avoided adjacent to the hillside. In addition, during grading and construction
activities any blasting or pile -driving near the hillside will not occur during the period trom Jan. 1 through
June 30th.
The final design of the�roject shall insure that road and driveways are designed to minimize headlight shine
from vehicles onto the illside.
In all areas adjacent to the hillsides, non -glare glass shall be used in new construction. Exterior building
lights shall not shine on the hillside. Exterior lighting shall be kept at the safest possible rnin�rnurn intensity
and aimed away from the hillside.
Prior to any construction or site preparation activities that would impact the 3.4 acres of mesquite hummock
the agency or project developer shall enter into a Memorandum Of Understanding (MOU) with CDFG and an
appropriate non-profit organization whose purpose is to acquire and manage land for the purpose of
protecting special status plants and wildlife. This MOU shall provide the organization chosen the financial
resources necessary to purchase and manage 3.4 acres of mesquite hiunmock in the Willow Hole area or in
another area where the habitat is contiguous and large preserves already protect much of this habitat type.
The exact location and cost shall be determined through consultation with CDFG and the selected
organization.
The landscape plan shall include only plants that are non -toxic to wildlife. All exotic plans such as tamarisk
and fountain grass are prohibited. Existing trees may remain.
All swimming pools located on the Project Site shall be fenced pursuant to City regulations.
Prior to the commencement of on -site grading, a 404 permit shall be obtained, if legally required, for alteration
of areas under the ACOE jurisdiction. In addition, if development activities are to take place within
streambeds or drainages under the jurisdiction of the CDFG, a streambed alteration agreement shall first be
obtained, if legally required.
Efforts shall be made to ensure that all pesticides, fungicides, herbicides and fertilizers used during the
construction and operation of the Project Site will not be harmful to wildlife.
Prior to the demolition or renovation of the on -site single farrdly residence, asbestos containing materials
(ACM) shall be removed in accordance with current regulatory guidelines.
Between May 1 and September 30, all construction activities on th o . ect site shall only occur between the
hours of 6:00 AM and 7:00 PM Monda thr h Frida and 8: 0 AM to 5:00 PM on Saturday, and
shall be prohibited on Sundays and plic houofidays. L een October 1 and A ril 30, all construction
activity on the project site shall only occur between the hours of 7:00 AM and 5TO PM Monday through
Friday, and from 8:00 AM to 5:00 PM on Saturday, and shall be prohibited on Sundays and public holidays.
All operational activities of the Project shall also be subject to the Noise Ordinance of the City as well.
All construction equipment. operating in the planning area shall be fitted with well -maintained functional
mufflers to lirrut noise emissions.
To the greatest extent feasible, earth moving and hauling routes shall be located away from existing
residences.
The design, selection and placement of the mechanical equipment for various buildings shall include
consideration of the potential noise impact they may have on uses within the development site.
Silencers and/or barriers shall be provided where necessary at outdoor equipment, such as cooling towers,
air cooled condensers and refrigeration compressors/ condenser units, and- at the air intake and discharge
openings for building ventilation systems.
The Riverside County Fire Department, in its review of new development proposals, shall evaluate project
plans and the Department's ability to provide proper fire protection. This review shall include, but shall not
be limited to, internal circulation, project directories, street names, and numbering systems. New developments
shall comply with all City and Fire Department standards.
The Riverside County Sheriff's Department shall review new development proposals in order to evaluate
roject plans and the Department's ability to provide adequate police protection. This review should include,
ut not be limited to internal circulation, project directories, street names, and numbering systems. New
developments shall comply with all established City and Sheriff standards.
The most efficient furnaces, water heaters, pool heaters and other equipment that use natural gas shall be used
in project construction. The use of kitchen appliances that use natural gas and alternative, renewable energy
sources, including solar and wind turbine technologies shall also be used to the greatest extent feasible.
Title 24 of the California Administrative Code, which addresses energy conservation in all proposed uses
shall be strictly enforced in project design and construction.
All planned uses shall be connected to the city-wide sewer system.
A recycling program shall be developed for all proposed uses. Recycling provisions for commercial and
business establishments should include separate recycling bins. Items to be recycled at commercial
establishments may include white paper, computer legal paper, cardboard, glass and aluminum cans.
Professional landscaping services from companies which compost green waste shall be utilized.
The Projects fair share of public utilities, infrastructure and improvements required to pro erly service the
proposed uses shall be determined through consultation with the City Department of Public Mrks and paid
prior to the issuance of grading permits.
Any existing or historic septic systems located on the site shall be abandoned in accordance with Federal,
State, and local laws and regulati'ons prior to the issuance of building permits.
Landscape designs and materials that complement the native desert environment shall be utilized in project
design and construction.
Overhead utility lines shall be undergrouncled to the greatest extent ossible through the establishment of an
undergrounding program and guidelines subject to the review of the City Engineer and Public Works
Department.
Outdoor lightin� shall be Limited to the minimurn height, number of fixtures, and intensity needed to provide
sufficient security and identification in each development, making every reasonable effort to protect the
community's night skies.
Signa e shall be limited to the locations, sizes, and maintenance requirements necessary to provide functional
identilication.
Safe, convenient vehicular and pedestrian circulation, screened outdoor storage/loading and other unsightly
areas, protected and enhanced outdoor seating areas, appropriate lighting levels, Limited signage, and
landscapin� designs that preserve and enhance visual resources shall be included in the design of any
commercial area on the Project Site.
Development proposed along designated scenic highways, roadways and corridors shall be reviewed for
compatibility with the natural and built environments to assure maximum viewshed protection and
pedestrian and vehicular activity.
All grading and development proposed within scenic viewsheds, shall be regulated to minimize adverse
impacts to these viewsheds. All grading, development and landscaping plans shall be submitted to the City for
review and approval prior to the issuance of grading permits.
During any round altering activities associated with project grading or construction, including demolition of
existi Uem structures and facilities, the project area shall be monitored by a qualified archaeological
monitc�r. The monitor shall have the authority to halt any activities impacting potentially significant cultural
resources until the resources can be evaluated for significance and cleared or mitigated. The monitoring
program shall also include consultation with the Focal Native American representatives (e.g, Torres -
Martinez and/or Morongo Reservations).
7
4.0-1
4.0 INITIAL STUDY
The Ranch
Final — May 2002
LA QUINTA REDEVELOPMENT AGENCY
INITIAL STUDY
1. INTRODUCTION
The Initial Study has been prepared in accordance with relevant provisions of the California Environmental Quality
Act (CEQA) of 1970 as arriencied, the Giddehries for MipleiiieWation of the Califor7iia Diviroiiniental Qiialitil Act (CEQA
Gitidelmes), and the City of La Quinta Environmental Guidelines.
Section 15063(c) of the CEQA Giddelines indicates that the purposes of an Initial Study are to:
1 . Provide the lead agency, in this case the La Quinta Redevelopment Agency, with information to use as the basis for
deciding whether to prepare an environmental impact report (EIR) or negative declaration;
2. Enable an applicant or lead agency to modify a project, mitigating adverse impacts before an EIR is prepared,
thereby enabling the project to qualify for a negative declaration;
3
3. Assist the preparation of an EIR, if one is required, by:
a. Focusing the EIR on the effects determined to be significant,
b. Identifying the effects determined not to be significant,
c. Explaining the reasons why potentially significant effects would not be significant, and
d. Identifying whether a program EIR, tiering, or another appropriate process can be used for analysis of a
project's environmental effects.
4. Facilitate environmental assessment early in the design of a project;
5. Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a
significant effect on the environment;
6. Eliminate unnecessary EIRs;
7. Determine whether a previously prepared EIR could be used with the project.
According to Section 15063(b)(1) of the CEQA GOdelines, if the lead agency cletern-tines that there is substantial
evidence that any aspect of the project, either individually or cumulatively, may cause a significant effect on the
environment, regardless of whether the overall effect of the project is adverse or beneficial, the lead agency shall do one
of the following:
1 . Prepare an EIR,
2. Use a previously prepared EIR which the lead agency detem-dries would adequately analyze the project at hand,
or
3. Determine, pursuant to a program EIR, tiering, or another appropriate process, which of a proj . ect's effects were
adequately examined by an earlier EIR or negative declaration. The lead agency shall then ascertain which
effects, if any, should be analyzed in a later EIR or negative declaration.
The Ranch
April 2, 2002
Initial Shidy
2. PROJECT INFORMATION
Case No(s)./Project Title:
General Plan Designation:
Existing Zoning:
County Assessor's Information:
770-200-009 thru 010
770-260-017
772-150-001 thru 005
772-290-001 thru 007, and -009 thru 013
772-310-002 thru 007, and -009 thru 013
The Ranch
Tourist Commercial (TC), Golf Course (G), Open Space (OS)
Low Density Residential (RL), Commercial Office (CO), Open Space (OS)
Map Book No. 770
List of other agencies whose approval is required: City of La Quinta
(e.g., pennits, financial approval, participating agree?nent)
Site Description: (Describe the project site as it exists before the project, inchiding inforniation on topography, soil
stability, plants and aninials, historical or scenic aspects.)
The Project Site consists of 707 acres of land, of which 182 acres is a portion of the Coral Reef Mountains with steep
terrain. The non -mountainous portion of the project site, located west of Jefferson Street and south of Avenue 52, has
historically been used for agricultural purposes, including citrus orchards. The majority of the site is now fallow
agricultural land. All agricultural plants have been removed from the site. Vegetation communities on the site include
a small amount of native vegetation, fallow agricultural land, and disturbed vegetation. The areas of native vegetation
on the site have been disturbed by a number of human activities including off -road vehicle (ORV) usage, trash dumping,
and equestrian activity. Existing structures on site include 3 small office /maintenance buildings, I of which is
abandoned, an abandoned sin le -family home and two vacant trailers. A small area in the western part of the site
along the base of the Coral geef Mountains is the home to the Dave Pelz Short Game School for Golf with its
associated administrative buildin - The Coachella Canal divides the Project Site into two separate areas. The canal
enters the site from the east and then turns south halfway through the site. As it reaches the Coral Reef Mountains, it
wraps around the toe of the slope and exits the Project Site when it crosses 54" Street at the southern boundary.
Surrounding Properties: (Describe the stirrounding properties and the effect tize proposed project will Izave on Me
area.)
The regional location of the City of La Quinta is illustrated in Fi ure 1. The City encompasses approximately 31
square miles of both mountainous and desert terrain land area in Te southwestern portion of the Coachella Valley.
La Quinta. is a community of which nearly 13 square miles consist of protected mountain open space, parkland or golf
e 7n ace des'gnat'o s. La Q�inta 's located within the Coachella Valley portion of central Riverside
cours 0 sp C , i fo
County' n southern a "forr" Th s area rnis the northwest extension of the Colorado Desert in southeastern
n a ha a e ed a ld parsel y e e ta ed eser
for 1 It is c r ct riz b r ' s v g t
Call , p s ro rt land. The valley floor is composed generally of sandy
Oil h e e d ited th h the effects of water and nd erosion. Westerly winds are persistent, and contribute
s St t r r " 0 f ug jo of low
rm cti_lty
e en _1ve ' 0- on and the 0 at n b sand a and sand dunes. Vehicular access to the Coachella Valley
to - t '
v1 y t I rs t 1 w Y, prov 1 g st_w
is pro s ded b he nte ta e 0 Free a id n an ea est linkage between the Los Angeles metropolitan area to
t , s rt r s to t st.
the we , and the de e a ea he ea .
Figure 2 illustrates the local vicinity of the Project Site. The proposed project is located in the southeastern area of the
City. The site boundaries include Jefferson Street to the east, Avenue 54 to the south, Avenue 52 to the north, and the
Coral Reef Mountains to the west. Land uses in the project vicinity include a custom home residential subdivision to
the north, undeveloped properties to the east approved for the development of golf course and residential uses, the
1,650-acre PGA West golf and residential community to the south and mountains to the west.
Project Sponsor's Name and Address: La Quinta Redevelopment Agency
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
Project Description: (Describe the w1iole action involved, inchiding bzit not hinited to later pliases of Hie project, and any
secondary, support, or off -site features necessary for its inipleinentation.)
The La Quinta Redevelopment Agency (Agency) is proposing to acquire the 707-acre site, including 182-acres of
mountainous land to be preserved as permanent open space, located at the southwest corner of Jefferson Street and
Avenue 52. The acquisition of the 525-acres of non-mountainOLIS property would be by Purchase agreement while the
acquisition of the 182-acres of mountainous land would be dedication or donation' 'rhe non-MOLintainous portion
of the site would be developed with public golf courses an�resort uses consistent with the La Quinta General Plan
Land Use Map Desi nations for the site. As shown in Figure 3, the Project Site is designated under the 2002 General
Plan Update tor goll course uses with tourist cornmercial uses in the center of the site. The golf course designation
The Ranch
April -1, 2002
r
lip
North
pakn
S pring
PSI
Springs
City
Bern a rdi no
National
5 mi. 2.5 mi. 0 mi. 5 mi.
— 223-09-03/02
on, MEMOIR W I
\\F� L P�/4
771
FIGUREI
Regional Loca
Country Club Dr.
B,,),,i,da D.,,e,
.4irpo"
Ber-uda Dunes
Country Club
Indian Wells
Country Club
LEGEND
K�� Prqject Site
6000' 3000' 0. 6000'
—' 223-09-03/02
50th Ave.
52nd Ave.
9
0
0
(D
46
FIGURI
Project Site Vicinity
AVENUE50
M
z
0
z
m
CD
I
m
n
-n
m
m
IT
m
(n
0
z
(n
-4
m
m
m
G
-- ----
-- -------- -
AVENUE52
41
G
C-chell. .,,I
I
TC
TC
G
----- — -----------------
J,
AVENUE 54
LEGEND
Area Propoed for
Developincro
Tourist Commercial
Eli—] GOWCOUrse
Oil Open Space
r///I////z Hillside Overlay
le� project Boundary
SOURCE: 1� q.,— (4— M., EA� Z 1 Cdy of La 0—
G—I PWn IR—mm—) M— 20, M2
L, NOT TO SCALE
�.G..E3
Existing General Plan Land Use Designations
223--�02
Initial Study
allows both �ublic and private golf courses with their associated ancillary uses, while the tourist commercial
designation a ]ows resort hotels, recreational uses, conference centers and ancillary retail shops. The tourist
commercial designation also allows Timeshare units with the approval of a Conditional Use Permit.
The Proposed Project includes two 18-hole public golf courses with a 25,000 square foot clubhouse as well as a 9-hole
public golf coursewhich would accommodate a junior golf rogram. The proposed resort uses would include a 250-
room hotel with a 10,000 s uare foot conference center, 300 Meshare fractional or condo hotel units (Timeshare) and
25,000 square feet of ancillary commercial uses. The Agency is roposing to acquire the Project Site at this time.
Subsequent discretionary actions required to develop the si Oe adoption of a Specific Plan, a zone change to
make the zoning designations consistent with the General Plan land use designations, a Conditional Use Pen -nit for the
300 Timeshare units, a Site Development Pen -nit and a Tentative Tract Map to subdivide the site to acconu-nodate the
proposed uses. Additional design features to be incorporated into the project include passive park space, trails, and
view corridors. The existing PeTz short game golf school may remain. No development is planned on the 182 acres of
the Coral Reef Mountains located on the western portion of the Project Site.
Site History:
The Ori inal Specific Plan was adopted in March 1985 with a Mitigated Negative Declaration (SCH#: 85050112) and
was calfed the Oak Tree West Specific Plan (Specific Plan 85-0061. This plan called for a 200 unit Hotel (18 Hole
Public Golf Course), 45 Holes of Golf (Including 18 Hole Public Course), 2,245 Dwelling Units on 1,020 acres, a 25,000
square -foot golf club house, a 200,000 square -foot office/ commercial center on 3.5 acres, and 115 acres of open space.
Since the adoption of the original specific plan, three amendments to the specific plan have occurred. The first
amendment (resolution 98-115), a negative declaration was approved in October 1989, the second amendment
(resolution 98-13) was categorical exempt from CEQA and adopted in February 1998, while the third and most recent
amendment (resolution 98-85), a Mitigated Negative Declaration, was adopted in July 1998. This amendment added
two new development sites to the Specific Plan area. One 2-acre site (formerly CVWD reservoir site) in the northwest
corner of the plan area, with one 3-acre site on Avenue 54, 1,500 feet from Jefferson Street. As a result of this
amendment, the Specific Plan allowed for the development of 588 acres of Low Density Residential uses, 400 acres of
golf courses, 3.5 acres as office commercial uses and 175.5 acres of open space for a total developable area of 1,167
acres. This acreage total included land that was named 'The Citrus.' It should be noted that The Citrus was originally
a part of the Oak Tree West Specific Plan. All land within The Citrus has been developed consistent with the
approvals for Specific Plan 85-006 - Oak Tree West and is no longer included as part of the Project Site.
The Rivich
April 2, 2002
Initial Study
3. DETERMINATION
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" or "Potentially Significant Unless Mitigated," as indicated by the analysis
on the following pages.
7 Land Use and Planning r�71 Transportation/ Circulation Public Services
VIIJ Z
F—] Population and Housing M Biological Resources Z Utilities and Service Systems
r�71 Geophysical Energy and Mineral Resources Aesthetics
V\J Z
r7lWater Hazards Cultural Resources
V "i Z
ZAir Quality Noise 7 Recreation
Mandatory Findings of Significance
Environmental Determination.
The basis of this initial evaluation:
The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
D
DECLARATION will be prepared.
Although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because the mitigation measures described have been added to the project. A
F71
MITIGATED NEGATIVE DECLARATION will be prepared.
The roject MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT
REWRT is required.
The proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has
been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as describea on the following pages, if the
effect is a "potentially significant impact" or potentially significant unless Mitigated." An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be
addressed.
Although the proposed project could have a significant effect on the enviroru-nent, there WILL NOT be a
significant effect in this case because all potentially si nificant effects (a) have been analyzed adequately
in EIR to %) have been avoided or mitigated ursuant to that
an earlier pursuant applicable stax
earlier EIR, including revisions or mitigation measures that are imposed upon the proposeTiproject.
COMMENTS:
He
opment
Date: April 2, 2002
7 The Raitch
April 2, 2002
Initial Study
4. ENVIRONMENTAL IMPACTS
Explanation of Evaluations:
I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites following each question. A "No Impact" answer is adequately suppo'rted
if the referenced information sources show that the impact simply does not a
(e.g., the project falls outside a fault rupture zone) Kply to projects like the one involved
A 'No Impact" answer s ould 1>6 explained where it is based
on roject-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to
polfutants, based on a project -specific screening analysis).
2. All answers must take account of the whole of the action involved, including off -site as well as on -site, cumulative
as well as project -level, indirect as well as direct, and construction as well as operational impacts.
3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there
are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
Evaluation of Environmental Impacts:
Potentially
Potentially Significant Less than
1. LAND USE AND PLANNING. Would the proposal: Sigrdficant Unless Significant
a. Conflict with general plan designation or zoning? Impact Mitigated Impact No Impact
b. Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
c. Be incompatible with existing land use in the
vicinity?
d. Affect agricultural resources or operations (e.g.,
impacts to soils or farmlands, or impacts from
incompatible land uses)?
e. Disrupt or divide the physical arran ement of an
established community (includinga flow income or
minority community)?
Documentation:
a-c) As shown on Figure 3, the Project Site is designated on the 2002 General Plan Update as Golf Course (G),
Tourist Commercial (TC) and Open Space (OS) with a Hillside Overlay that exists over the portion of the site
containing the Coral Reef Mountains. Although the non -mountainous portions of the site are currently zoned as
Low Density Residential (RL) and Commercial Office (CO), the Project includes a zone change that would
change the zonin%classifications; to Tourist Commercial (TC) and Golf Course (G). This would result in the
zoning of the site eing consistent with the General Plan land use designations. The Golf Course area exists on
the northern, northeastern and eastern ortions of the site, while the Tourist Commercial area is situated in the
interior of the site. A small portion of Z site is also designated as Tourist Commercial along Jefferson Street,
just north of where the Coachella Canal enters the site from the east. All uses would be planned in a manner
that is consistent with the land use designations established in the General Plan. The planned golf courses,
clubhouse, hotel with conference center, and ancillary commercial uses are all consistent with the two land use
designations. It should be noted that Timeshare units are permitted in the Tourist Cornmercial land use category
with the approval of a Conditional Use Permit. The nearest surrounding uses are a residential subdivision to
the north and PGA West located to the south. The Proposed Project would develop land uses that are similar to
those in PGA West to the south and recently approved for the property to the east of the site. The proposed If
courses would be developed alon the site boundaries and would act as a buffer to all surrounding uses. 1Z
significant impacts associated wX land use conflicts would occur.
d) As documented in the 2002 General Plan, the Project Site is designated as Golf Course and Tourist Commercial.
No portion of the site is designated with an agricultural overlay. Additionally, no portion of the site has been
identified as Prime Farmland, Unique Farmland or Farmland of Statewide Importance on the State De artment of
Conservation Important Farmland Maps.' Therefore, although small portions of the site are used or growm
PC 'I
sod for golf courses, development of the Proposed Project would not result in a significant impact to agricultura
resources.
Taken froin fize Departinent of Conservation Website, littp:llZV7VZV.consrv.ca.gov/.
Vie Ranch
April 2, 2002
Initial Study
e) The Project Site is primarily undeveloped aside from a few scattered structures. There is no existing established
community within the project boundaries. Furthermore, the Project Site is presently in an undeveloped state,
bordered to the north, east and south by residential and golf course uses with limited commercial land use
designations. Development of the Proposed Project would not disrupt or divide an existing community or low
income housing. Development of the Project Site, as proposed, would implement the City ofLa Quinta General
Plan. No significant impacts would occur.
Further Study Required:
No further analysis is required regarding this topic.
11. POPULATION AND HOUSING. Wotild the
proposal:
a. Cumulatively exceed official or local population
projections?
b. Induce substantial growth in an area either directly
or indirectly (e.g., through projects in an undeveloped
area or extension of major infrastructure)?
c. Displace existing housing, especially affordable
housing?
Documentation:
Potentially
Potentially
Significant
Less than
Significant
Unless
Significant
Impact
Mitigated
Impact No Impact
IL�7
�2'1
171
V\J
17
V\J
a-c) The Proposed Project would introduce land uses consistent with the General Plan Land Use desirations for the
site ado ted in March 2002. No portion of the site is designated for residential use under the Project. Timeshare
units, planned as part of the Project, would not be permanent residences. TheTimeshare units would attract
visitors to the city as opposed to adding permanent residents to the City. As the planned uses would be
consistent with theland use designations for the site, growth attributable to the proposed project has already
been accounted for in the most recent General Plan and Certified EIR. Public infrastructure required to serve ffe
project exists in the local vicinity. No infrastructure extensions would be required as a result of Project
'in lementation. Given that the Timeshare units would not increase the permanent population of the City and
thapt there are no existing residences on the Project Site, the project would not induce substantial growth 'in the
area or displace existing housing. No impacts to population and housing would occur.
Further Study Required:
No further analysis is required regarding this topic.
The Rmich
April 2, 2002
Initial Study
III. GEOLOGIC PROBLEMS. Wotild Hie proposalresidt bi
or expose people to potential bnpacts involving:
a. Fault rupture?
b. Seismic ground shaking?
c. Seismic ground failure, including liquefaction?
d Seiche, tsunami, or volcanic hazard?
e. Landslides or mudflows?
f. Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
Subsidence of the land?
h. Expansive soils?
i. Unique geologic or physical features?
Documentation:
Poteritially
Significant
Impact
F-1
F-1
E]
Potentialh,
Significant
Unless
NEtigated
1:1
F71
V\J
El
Less than
Si-i-dficant
0
Impact
F-1
F7
VN
F-1
F7
VN
El
No Impact
Z
F71
a-i) A City-wide geotechnical analysis was recently conducted for the 2002 General Plan and Certified EIR. As
clocurnented in the General Plan, the site is underlain by Quaternary Terrace Deposits. This soil type is
predominately found along the basin floor and does not provide any major engineering concerns. As with any
area in the s6uthern California region, the Project Site would be subject to ound shaking dun*nF a seismic
event. No evidence of an Alquist-Priolo zone, or active or potenth Ifting was encountered anywhere
within the General Plan boundaries. The Maximum Probable Earthquake (MPE) for the City of La Quinta is a
7.2 while the Maximum Credible Earthquake (MCE) is an 8.0 when measured on the Richter Scale. Given the
probability of ground shaking, there is also a potential for liquefaction and associated dynamic settlement, as
the soils at the site have the potential for hydroconsolidation with the addition of water. Furthermore, as the
Coachella Canal bisects the property, the General Plan indicates that the canal is a levee with a potential
liquefaction and lateral spreading hazard. As determined through a geotechnical investigation conducted on the
Project Site, groundwater is expected to be deeper than 60 feet as soil borinp to depths of 50 feet did not
encounter any trace of groundwater.' The absence of shallow groundwater indicates that the potential for
liquefaction and seismically -induced settlement at the Project Site is low. As there are no bodies of water or
active volcanoes in the vicinity, the potential for seiches, tsunamis and volcanoes is minimal. Loose soils
observed on the site have a potential for settlement if subjected to structural loads if left in their present
condition. These loose.surficial soils are also subject to wind erosion and transport. Ground subsidence due to
the lowering of the existing groundwater table is considered unlikely as no such subsidence has occurred
anywhere near the City of La Quinta. The presence of expansive soils in the City of La Quinta is common. As
the project would comply with site specific engineering recommendations and modem construction techniques,
geotechnical impacts w6uld be less than significant with the implementation of the following mitigation
measures.
Mitigation Measures
Prior to the design and construction of any structural improvements, a comprehensive design level geotechnical
evaluations shall be prepared that includes subsurface e%loration and laboratory testing. Recommendations
for grading /earthwork, surface and subsurface drainage, ounclations, pavement structural sections, and other
pertinent geotechnical design considerations shall be formulated and implemented based on the findings of this
evaluation.
Al buildings planned as a result of the Proposed Project shall be constructed in conformance with the Uniform
Building Code, as adopted by the City of La Quinta.
Further Study Required:
No further analysis is required regarding this topic.
Ninyo & Moore Geoteclutical ayid Enviromnental Scier;ces Corporation, Limited Geoteclinical hivestigation,
Noveynber 1999.
10 The Ratich
April 2, 2002
Initial Study
Potentially
Potentially Significant Less than
IV. WATER. Woidd the proposal residt in: Significant Unless Significant
Impact T�,Etigated Impact No Impact
a. Changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
b. Exposure of people or property to water -related
hazards such as flooding?
c. Discharge into surface waters or other alteration of 171
surface water quality (e.g., temperature, dissolved
oxygen, or turbidity)?
d Chan es in the amount of surface water in any water
body�
e. Changes in currents, or the course or direction of
water movements? El 0 El Z
f. Change in the quantity of ground waters, either —1 -1
through direct additions or withdrawals, or through F E X El
interception of an aquifer by cuts or excavations?
g. Altered direction or rate of flow of groundwater? F-1 M
h. Impacts to groundwater quality? E] 1:1
i. Substantial reduction in the amount of groundwater
otherwise available for public water supplies? D El 0 X
Documentation:
a-d) The proposed pro'ect would convert primarily vacant land into a developed urbanized setting. A site specific
wat - luation was prepared to analyze potential water quality issues associated with development
of the site. As pervious soils would be developed as a result of project implementation, there would be a slight
change in the absorption rate, and drainage pattern of the site. Additionally, there would be an increase in the
amount of sLorm runoff frorn the site. Through site -specific mitigation measures, the increase in the amount of
water runoff from the site would be less than significant. The report further determined that as the Project Site
is outside the 500-year flood area and would develop on -site water detention basins, there would not be any
significant flood -related impacts.' As no surface water bodies existing within the, Project Site, no impacts to
surface water bodies would occur. However, the project would introduce small man-made water ponds and
lakes that introduces a potential for landscaping products to impact the water quality. Mitigation measures
would reduce this otential impact to less than si nificant. Finally, as no surface waters exist on the site, no
rivers, streams or Jry washes would be significantfly impacted as a result of project development.
e-i) Domestic and irrigation water is provided throu�hout La Quinta and the eastern Coachella Valley by the
Coachella Valley Water District (CVWD). The CVWD serves an area of approximately 1,000 square miles
within the Counties of Riverside, Imperial and San Diego. The main source of potable water provided to La
Quinta is from an underground aquifer beneath the valley. Irrigation water is supplied from this same aquifer
and from the Colorado River via the Coachella Canal, and is consumed generall in the area from Indio and La
Quinta south to the Salton Sea. The CVWD was contacted in March A02' in order to determine the
availability of water service for the Project Site and whether or not it could supply the proposed uses.
According to the CVWD, there is ample water supply to serve the proposed project without substantially or
adversely changing the quantity, quality or flow o groundwater resources. This is consistent with the findings
of the water quality evaluation 'completed for the Project Site.5 Potable water would be provided to the project
b the CVWD through the existing 12-inch water main located in Jefferson Street and 18-inch lines in Avenue
U. When possible, non -potable water supplies would be utilized for construction purposes. This reduces the
overall demand for potable water. During the construction phases of development, non -potable water would be
used to suppress dustgenerated by earthmoving activities, the operation of vehicles on dirt surfaces, and
exposed dirt surfaces. This water would be obtained from the Coachella Canal. Water for irrigation of the golf
course and landscape setbacks would be obtained from the Coachella Canal. In a continued effort to reduce the
total amount of water either used or wasted, specific water conservation measures for both landscaping and
3 Ninyo & Moore Geotechnical and Environmental Sciences Corporation, Water QUalitil Evaltiation, Iiine 2000.
4 Iiin Zinunerynan, Developinent Service Siipervisor, Coachella Valley Water District, March 2002 '
5 Ninyo & Moore Geotechnical and Environniental Sciences Corporation, Water Qiiality Evaltiation, Jitne 2000.
The Ratich
.April 2, -1002
Initial Study
V
irrigation, and plumbing controls may be identified and placed as conditions on the connection of the project to
the CVWD's facilities. In addition' to these CVWD conditions, with the implementation of the following
mitigation measures, no significant water related impacts would occur.
Mitigation Measures
At such time that non -potable water sources become available to the project site, the project shall be connected
to this resource and utilize the non -potable water for irrigation purposes.
During construction activities, water trucks are to acquire water from non -potable water sources, such as
reclaimed water and/or canal water.
A hydrology master plan shall be prepared for the Project Specific Plan. Further, a hydrology study shall be
E
prepared for the hydrology master plan and subrru*t ed to the City of La Quinta for approval nor to the
issuance of grading permits. This study shall demonstrate that the project would construct storm c1prainage and
hydrologic improvements, such as on -site stormwater retention basins, that conform to the City's master
hydrology and storm drain improvement program as well as implement regional and local requirements, policies
and programs.
Drought tolerant landscaping shall be utilized as a means of reducing water consumption.
Prior to the initiation of any construction activity on the project site, a NPDES permit from the RWQCB shall be
filed.for. A Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and Monitoring Plan are
requirements of the NPDES, pen -nit. The SWPPP shall include Best Management Practices (BMPs) in compliance
with the NPDES program requirements.
An . t, ndwater wells located on the site that are no longer in use shall be abandoned in accordance
wgexis ing grou
Federal, State, and local laws and regulations prior to the issuance of building permits.
Prior to operation of the golf course, the golf course erator shall prepare a Golf Course Management Plan that
includes an irrigation plan, water usage plan, and gemical management plan in order to reduce, to the extent
feasible, golf course irrigation runoff and percolation into the groundwater basin.
Design of new roads, golf courses, man-made ponds, common landscape areas, storm water basins, and other
facilities shall incorporate roper engineering controls to channel storm and irrigation runoff into
detention /retention facilities Et are sized to accommodate design year storrns and that incorporate filtration
systems or other devices to reduce the potential for herbicides, pesticides, fertilizers, and other contamdnants to
percolate to groundwater or surface water runoff.
Further Study Required:
No further analysis is required regarding this topic.
AIR QUALITY. Woidd the proposal:
Potentially
Significant
Potentially
Significant
Undess
Less than
Significant
Impact
Mitigated
Impact
No Impact
a. Violate any air quality standard or contribute to an
existing or projected air quality violation?
17
VNIJ
b. Expose sensitive receptors to pollutants?
F-1
F-1
F7
VN
F-1
c. Alter air movement, moisture, or temperature, or
cause any change in climate?
1:1
11
1:1
X
d. Create objectionable odors?
El
El
El
X
Documentation:
a-d) Construction and operational air quality modeling was conducted based on the size of the Project Site, types of
uses planned for development and their corresponding trip rates. Based on these, as well as other variables, air
quality emissions forecasted for the Proposed Project would not exceed any air guality emission thresholds
after mitigation." Additionally, the project would not introduce any permanent residents within the Project Site.
There is no potential to expose sensitive receptors to harmful pollutants. All the planned uses for the Proposed
Project are fairly typical land uses found throughout the City. None of the uses pose any special concern with
Air qtiality model results are provided in Appendix A.
12 Tlie Raiich
April 2, -100-1
Initial Study
regards to harmful or odorous pollutants that could negatively affect sensitive receptors located outside the
Project Site boundaries. Given the size and scale of the Project, which consists largely of open space golf course
uses, the pro)ect will not have any noticeable effect on local climate and atmospheric conditions. With the
implementation of the following mitigation measures, no significant impacts would occur.
Mitigation Measures
Construction equipment shall b e phased and operated in a manner to ensure the lowest construction -related
pollutant emission levels practicaL and shall require the use of water trucks, temporary irrigation systems and
other measures which will limit fugitive dust emissions during site disturbance and construction.
Air quality control measures identified in the Coachella Valley PM10 State Implementation Plan shall be
impleinerited.
A PM10 Management Plan for construction operations shall be submitted prior to the issuance of grading
permits. The plan shall include dust management controls such as:
Water site and equipment morning and evening
Spread soil binders on site, unpaved roads, and parking areas
Re-establish ground cover on construction site through seeding and watering
Pave construction roads, where appropriate
Operate street -sweepers on paved roads adjacent to site
The following measures shall be implemented to reduce construction related traffic congestion:
Configure construction parking to minimize traffic disturbance
Minimize obstruction of through -traffic lanes
Provide flag person to ensure safety at construction sites, as necessary
Schedule operations affecting roadways for off-peak traffic hours
Provide rideshare incentives to construction personnel
Timeshare and golf facility construction shall utilize solar or low emission water heaters to reduce natural gas
consumption an emissions.
Timeshare and golf facility construction shall utilize built-in energy -efficient appliances to reduce energy
consumption an emissions.
Shade trees shall be provided in close proximity to Timeshare, hotel ai-td golf facility structures to reduce
building heating/cooling needs.
Timeshare and golf facility construction shall utilize energy -efficient and automated controls for air
conditioners to reduce energy consumption and emissions.
Timeshare and golf facility construction shall be constructed using special sunlight -filtering window coatings
or double -paned windows to reduce thermal gain or loss.
Timeshare and golf facility construction shall utilize automatic lighting on/off controls and energy -efficient
lighting (including parking areas) to reduce electricity consumption and associated emissions.
Timeshare and golf facility construction shall use light-colored roofing materials in residential construction as
opposed to dark roofing materials.
Bus stops shall be positioned at locations on and adjacent to the site to be determined in coordination with the
bus transit service provider that will serve the project area. Bus stops should be generally located 1/4 mile
walking distance from Timeshare units.
The golf course shall design on -site circulation plans for clubhouse parking to reduce vehicle queuing.
Further Study Required:
No further analysis is required regarding this topic.
13 The Ranch
April 2, 2002
Initial Study
Potentially
VI. TRANSPORTATION/CIRCULATION.
Potentially
Significant
0
Less than
Wozild the proposal residt in:
Significant
Unless
Significant
Impact
Miti-ated
Impact
No Impact
a. Increased vehicle trips or traffic congestion?
0
b. Hazards to safety from design features (e.g., sharp
dangerous intersections)
curves or or incompatible
uses (e.g., farm equipment)?
c. Inadequate emergency access or access to nearby
uses? 1:1 X El
d. Insufficient parking capacity on -site or off -site? F-1 X F-1
e. Hazards or barriers for pedestrians or bicyclists? El X F-1
f. Conflicts with adopted policies supporting 171
alternative transportation (e.g., bus turnouts bicycle V111i
racks)?
g Rail, waterborne, or air traffic impacts? El El 7 X
Documentation:
a) The Pro sed Project is consistent with the General Plan. All planned land uses have been selected, planned
and con rigeured according to the land use designations illustrated on the City's Land Use map.' Additionally,
the type and amount of land uses included in the project is consistent with the land uses assumed on the site in
the General Plan EIR traffic model. As concluded in the 2002 General Plan EIR, no significant impacts would
result. A traffic analysis was prepared for a similar pro ect planned on the proposed site. In order to further
analyze project -specific transportation related issues op the project, an update traffic analysis was prepared
that compared the Proposed Project to that which was formerly proposed. The daily trip generation for the
formerly proposed project was 25,596 trips. Based on trip raies for the planned uses, the Proposed Project
would generate a total of 6,383 trip, as shown in Table 1, a reduction of over 19,000 daily trips when
compared to the former project. When compared to the former project, I -Lis represents approximately a 7_5 percent
reduction in the total number of trips. As concluded in the updated traffic analysis, all of the study roadway
intersections would operate at LOS D or better during peak hours. Implementation of the following mitigation
measures would ensure that no significant impacts w_olr� -occur. 0 0
Table 1
Proposed Land Uses
Daily
Land Use Quantity Trips
Golf Course 45 holes 1,608
Resort Hotel 250 rooms 2,000
Timeshare Units 300 units 1,758
5mialt�LRetail 25,000 Eq. ft. 1,017
Total 6,383
Source: RKIK & Associates, Inc., Tlie Rancli Project Cliange, Supple?7lental
Traffic Evaluation, Marcli 2002.
b-g) No project specific design plans have been.prepared for the Proposed Project which layout and define access
points, internal circulation, parking provisions or alternative transportation routes and programs. The Project
would be designed and developed in a manner consistent with the General Plan and City's Municipal Code.
These regulatory documents dictate and govern, guidelines and standards for the design of proposed
developments. Specifically, requirements for site access, parking and circulation as well as alternative modes of
transportation are contained in these resources. Project level site plans would be developed in accordance with
these regulatory documents and would be subject.to approval by the City and the City's Traffic Engineer to
ensure compliance and implementation of all requirements. The Project �voulcl not impact rail, water or air
traffic as it is not located in an area that is adjacent to any of these travel facilities. No significant impacts
would occur.
La QWnta General Plan, Exhibit 2.1, p. 16.
14 Tlie Raticli
April 2, 2002
Initial Study
Mitigation Measures:
A traffic signal shall be installed at the Project entrance and Avenue 52, the Project entrance and Jefferson Street
and at the intersection of Avenue 54 and Jefferson Street when and if they are warranted. The developer of the
site shall be responsible for payment of a fair share of the cost of installing these signals.
Further Studv Reauired:
No further analysis is required regarding this topic.
Potentially
VII. BIOLOGICAL RESOURCES. Potentially Significant Less than
Would the proposal result in impacts to: Significant Unless Significant
Impact NEtigated Impact No Impact
a. Endangered, threatened, or rare species or their
habitats (including but not limited to plants, fish, El
insects, animals, and birds)?
b. Locally designated species (e.g., heritage trees)? 1�7
F-1
c. Locally -designated natural communities (e.g., oak
forest, coastal habitat, etc.)? F-1 Z F-1
d Wetland habitat (e.g., marsh, riparian, and vernal
pool)? 7 Z 7 E
e. Wildlife dispersal or migration corridors? F-1 'v`_-,1
Documentation:
a-c) The 707 acre Project Site has historically been used for agricultural purposes and the majority of the non -
mountainous portion of site consists of disturbed non-native ve-getation. Five vegetation communities occur on
the 525 acre non -mountainous portion of the Project Site. These five vegetation communities consist of disturbed
vegetation, agricultural lands, tamarisk groves, desert saltbush scrub and mesquite hummocks. The majority of
the site, approximately, 440 acres, are disturbed areas consisting of abandoned citrus groves, sod fields, and
areas containing the few existing buildings on the site. Approximately 40 acres of the site is presently used to
grow turf for golf course use. Tamarisk groves occupy ap roximately 8 acres of the site. Native plant
communities on the site are limited to approximate , - - - - rdesert saltbush scrub and 3.4 acres of mesquite
hummocks. The Coachella Valley Canal occupies approximately 26 acres of the site.
A series of biological surveys have been conducted on the site since 1999. General biological surveys were
conducted in March and April of 1999. Thirty-one special -status wildlife species are known to occur in the
general project vicinity. Focused surveys for five of these wildlife species and wetlands were conducted in July
and August of 2000. Focused surveys for Coachella Vallev fringe -toed lizard, flat -tailed homed lizar ,
Coachella Valley round -tailed ground squirrel, Palm Springs �ocket mouse, Coachella Valley grasshopper and
peninsular bighorn sheeF were conducted based on the recommendation of the USFWS and CDFG at a meeting
on the site in 1999. Al other sensitive species were surveyed for in conjunction with these surve s or the
previous surveys. None of these five species were observed during focused surveys. One species or special -
concern, a Loggerhead shrike, was observed on the site during the 1999 surveys. A second special -status
species, the black -tailed gnatcatchers, was observed on an ad*acent site dunin � surveys 1999 and, for this
reason, is considered to have a hi�h potential to be. present on K site. Suitable%abitat for these two species
comprises very few acres and as the site is not likely to sustain a large population of either species, the removal
of suitable habitat within the project boundaries is not a significant impact.
The Santa Rosa Mountains have historically provided habitat for peninsular bighorn sheep, a state and
federally listed enclan�erecl species. Additional focused surveys performed in 1999 found no evidence of
bighorn sheep in the vicinity of the Proposed Project. The USFWS has defined the "essential habitat" of the
Feninsular bighorn sheep. Essential habitat covers the entire portion of the Coral Reef Mountains within the
roject boundaries down to the toe -of -slope. As no development would infringe above the toe-of-slo e, no
portion of the project would be developed in the essential peninsular bighorn sheep habitat. NonetKeless,
standard measures are included for the project should peninsular bighorn sheep come on site. Through the
implementation of the recommended mitigation measures, no significant impacts would occur.
Seven special -status plant species are known to occur in the general project vicinity. A special -status plant
survey lads com ' pleted on the site in April 2000. No individuals or populations of Coachella Valley n-Lilk-vetch
were fo duri�& these focused surveys. In addition, no other special -status plant species were observed
during surveys. No significant impacts to special status plant species, therefore, will occur.
15 The Ranch
April 2, 2002
Initial Study
One special -status vegetation community occurs within the project boundaries. Mesquite hummocks, classified
by CDFG as "partialfr stabilized deseri sand fields," are considered a sensitive habitat type. This vegetation
community is ranked "threatened" by the CDFG. Two mesquite hummocks occuT6 approximately 3.5 acres of
the Projeci Site. These two hummocks have been degraded by trash dumping an RV activity. However, the
loss of 3.5 acres of this habitat is adverse and is considered a potentially significant impact. With the
implementation of the mitigation measures outlined below, this impact would be less than significant.
d) A wetland delineation, completed in August of 2000, identified four potential jurisdictional areas on the Project
Site including a system of channels, a swale, and two excavated retention basins. All of these features, except
one of the excavdted basins, were dry on the surface at the time of the survev.
Two converging channels run from the base of the Coral Reef Mountains to the Coachella Valley Canal levee.
The main channel is 250 feet long, 4 feet deep, and varies from 30 to 50 feet wide. Vegetation along the channels
is dominated by saltbush (Atriplex spp). The total ACCE and CDFG jurisdictional acreages of this feature are
0.1 acres and 0.18 acres, respectively.
The swale occurs in the vicinity of the channels and was created by the canal levee preventing surface water
run-off to the east. As a result, the swale extends 2,200 feet along the western edge of the canal, ng from 10
to 30 feet in width. No anaerobic soil indicators or hydrophytic ants were present at this =e. Because
this wet area is the result of human activity and lacks two Yt1he three characteristics used to detem-dne
jurisdiction, it is unlikely that this feature is jurisdictional. However, the jurisdictional determination was
deferred to the regulatory agencies.
The first of the two retention basins is located in the northern portion of the proposed project area, south of the
Citrus Golf Course Community. This site was inundated at the time of the delineation and is expected to be so
for most of the year, given the presence of hydrophytic vegetation. The surface of the 2.2 acre basin, used to
collect runoff from the community to the north, had collected water several inches deep across almost the entire
basin. Despite the fact that the basin meets the physical criteria of a wetland, it may not be jurisdictional
because it was artificially created. In cases such as this, jurisdiction is determined by the regulatory agencies.
The other retention basin, apparently used as water storage for orange grove irrigation occupies the northeast
comer of the site and was not inur�dated at the time the delineation was performed. However, the soil was
damp below the surface and faint evidence of anaerobic soil conditions was present. This basin occupies 1.8
acres and harbors an assemblage of plants that narrowly meets the hydrophytic plant criterion. Because this
basin was artificially created and has since been abandoned and becaL�se the delineation was conducted durin
and extremely dry time of year, determining wetland hydrology was difficult. However, the soil dampness ang
basin topo raph contributed to the determination that wetiand hydrolofy was present. The jurisdictional
status coulg not �Ie determined for this artificial feature and requires a regu atory agency determination.
A total of 5.29 acres of potential wetlands that occur on the site may be subject to ACOE/CDFG jurisdiction.'
As no s�ecific project level site and landscape plans have been prepared, it cannot be deterrnined at this time if
any oi ese resources would be impacted by the proposed development. Given the limited coverage of the site
by these resources compared to the size of the planned golf courses, the resources could easily be planned into
the golf course or other portions of the site where they would not be disturbed. Should the site and landscape
plan not include these features, any development, temporary or permanent, within areas under ACOE
jurisdiction would be regulated by this agency and would otentiall require a Section 404 individual or
nationwide permit before this development could procees In aYdition, development activities within
streambeds, lakes, and drainages are also subject to regulatory action by the CDFG under Section 1600 of the
California Fish and Game Code. CDFG jurisdiction extends to all riparian vegetation in the streambed and
banks of these areas. Approval of a CDFG Streambed Alteration Agreement would be required srior to the
initiation of actions under this agency's jurisdiction. Because development of the Project Site coul remove all
or some of the potential wetlands on -site and because these areas are regulated by state and federal resource
agencies, this loss would be considered a significant impact without the implementation of the following
mitigation measures.
e) The proposed Project Site is surrounded on two sides by mostly developed land, consisting of residences,
agricultural crops, and fallow or abandoned cropland. The Coral Reef Mountains border the western edge of
the site and constitute a large, natural open space. There is one area adjacent to and east of the proposed project
that contains native scrub habitat. This area is not directly connected to any large open spaces and native
habitat adjacent to it is patchy and disjunct. Therefore, the Project Site does not serve as a movement corridor
between large open spaces.
Mitigation Measures
A mountain toe -of -slope buffer/ mitigation concept plan has been prepared to protect peninsular big hom. sheep,
and other wildlife, from entering the non -mountainous portion of the site proposed for development. This
Jurisdictional Delineation Report, Tlie Ranch at La Quinta, Inipact Scimces, Septe?nber 2000.
16 The Ranch
April 2, 2002
Initial Study
concept plan illustrates a -continuos buffer to the toe -of -slope in areas where development could occur adjacent
to the mountain edge. The concept plan delineates the location, acreage and native plant species envisioned for
the mitigation area. This plan shall be incorporated into the project design and shall be subject to review by the
City prior to the issuance of grading permits. A copy of this mountain toe -of -slope buffer/ mitigation concept
plan is available for review at the City of La Quinta C�mrnunity Development Department.
If B' horn Shee enter onto the Project Site, an 8-foot fence (or the functional equivalent) between the
T entimeters (4.3 inches) or less. If
deve opment anT the hillside shall be constructed. The gaps should be I I c
cletermined necessary, the City shall construct temporary fencing while permarient fencing is constructed. The
fence shall not contain gaps in which Bighorn Sheep can be entangled. If the Agency transfer or disposes of any
of the propert adjacent to the hillside, the Agency shall reserve an easement sufficient for the construction of
fencing if neeyeed in the future.
Dogs shall not be permitted to be loose within the project area, and shall be kept away from the hillside areas
through appropriate signage and fencing, where applicable.
Access into the hillside area from the site will be discouraged through the use of signs or barricades, if
necessary, unless the access is provided as part of a trail system that is approved by the USFWS and CDFG.
A construction plan shall be prepared and provide, to the extent practicable, construction activities that en -Lit
excessive noise will be avoided adjacent to the hillside. In addition, during grading and construction activities
any blasting or pile -driving near the hillside will not occur during the period from Jan. I through June 30th.
The final design of the project shall insure that. road and driveways are designed to minimize headlight shine
from vehicles onto the hillside.
In all areas adjacent to the hillsides, non -glare glass shall be used in new construction. Exterior building lights
shall not shine on the hillside. Exterior lighting shall be kept at the safest possible minimum intensity and aimed
away from the hillside.
Prior to any construction or site preparation activities that would impact the 3.4 acres of mesquite hummock, the
agency or project developer shall enter into a Memorandum Of Understanding (MOU) with CDFG and an
appropriate non-profit organization whose purpose is to acquire and manage land for the purpose of protecting
special status plants and wildlife. This MOU shall provide the organization chosen the financial resources
necessary to purchase and manage 3.4 acres of mesquite hui-nmock in the Willow Hole area or in another area
where the habitat is contiguous and large preserves already protect much of this habitat type. The exact
location and cost shall be determined through consultation wifh CDFG and the selected organization.
The landscape plan shall include only plants that are non -toxic to wildlife. All exotic plans such as tamarisk
and fountain grass are prohibited. E�iAing trees may remain.
All swimming pools located on the Project Site shall be fenced pursuant to City regulations.
Prior to the commencement of on -site grading, a 404 permit shall be obtained, if legally required, for alteration of
areas under the ACOE jurisdiction. In addition, if development activities are to take place within streambeds or
drainages under the jurisdiction of the CDFG, a streambed alteration agreement shall first be obtained, if legally
required.
Efforts shall be made to ensure that all pesticides, fungicides, herbicides and fertilizers used during the
construction and operation of the Project Site will not be harmful to wildlife.
Further Study Required:
No further analysis is required regarding this topic.
Potentially
Potentially Significant Less than
VIII. ENERGY AND MINERAL RESOURCES. Significant urdess Significant
Would the proposal: Impact Mitigated Impact No Impact
a. Conflict with adopted energy conservation plans? D Z D
b. Use non-renewable resources in a wasteful and 17
inefficient manner? V\J
Documentation:
a) Energy services are provided to the City of La Quinta from the Imperial Irrigation District (IID). The 1113
operates six substations which serve the City. As stated in the Certified General Plan EIR, the III) has stated
that they would be able to supply electricity to future developments. All buildings constructed as a result of the
17 The Ranch
April 2, 2002
Initial Study
project would be required to conform to Title 24 of the Uniform Building Code, which requires enerry efficient
envelop construction, equipment and fixtures. Landscaping and irrigation plans will be reviewe to ensure
implementation of water efficient measures and drou ht tolerant plants. Furthermore, development of the
Proposed Project would be consistent with the General �Ilan- Impacts associated with the increased demand on
electricity and energy resources have been addressed in the General Plan EIR. As the Proposed Project would
conform to all stanaard energy efficient building codes, no significant impacts to energy consumption would
occur.
b) Most of the developable areas in the City are located in areas with a minimal presence of significant mineral
deposits. The sole mineral production site within the City is currently non -operative and is not located on the
Project Site. Development of the proposed Project Site would not occur on, or inhibit the production of, any
mineral deposits.'
Non-renewable resources, such as natural gas, petroleum products, petrochemical construction materials, steel,
copper and other metals, sand and ravel are considered to be commodities which are available in a finite
supply. The processes that created t9ese resources occur over a long period of time. Therefore, the replacement
of these resources would not occur over the life of the Project. To degrees, these materials are all
readily available and some materials, such as sand and gravel, are =nt. Other commodities, such as
metals, natural gas, and petroleum products, are also readily available, but are finite in supply. If not consumed
by this Project, these resources would likely be committed to other projects in the region intended to meet the
anticipated growth outlined in the General Plan. Furthermore, the investment of resources in the Project would
be t ical of the level of investment normally required for a project of similar scale. Provided that all standard
Ming codes, including energy conservation standards, are followed, no wasteful use of non-renewable
buii ii
resources is anticipated.
Further Study Required:
No further analysis is required regarding this topic.
Potentially
IX. HAZARDS. Wotild the proposal involve:
Potentially
Significant
Significant
Undess
Less than
Significant
Impact
Mitigated
Impact
No Impact
a. A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
oil,
LEE]
pesticides, chemicals, or radiation)?
b. Possible interference with an emergency response
plan or emergency evacuation plan?
E]
C. The creation of any health hazard or potential health
hazard?
E�
El
1�71
VIIJ
d. Exposure of people to existing sources of potential
health hazards?
Z
El
e. Increased fire hazard in areas with flammable brush,
trees?
El
0
7
121
V\�
grass, or
Documentation:
a-e) The Proposed Project would involve development of golf courses, a hotel, Timeshare units and associated
commercial uses. None of the planned uses represent uses that pose a substantial risk of explosion or release of
hazardous materials. Furthermore, the planned uses do not pose any health hazard or potential health hazard.
A Phase I Environmental Site Assessment was prepared for the entire Project site to determine if any on or off
site locations presented any specific hazard related impacts to the planned development of the Ranch propert * "'
As concludecFin the reports, no off -site locations were identified that could environmentally impact the site. 7he
abandoned single-family residence located on -site was investigated. It was determined that asbestos was
present in some of the building materials. With the proper demolition techniques, no impacts would result from
demolition." Additionally, very low concentrations of benzene, toluene and lead were detected at the former
V La Qitinta General Plan EIR, Jtily 2001, Certified March 20, 2002.
10 Tire Phase I site investigation was prepared for tire entire site throzigh t7VO separate reports. One for tile portion of
the site north of the Coachella Canal, while tire second report was prepared on tile portion of the site south of tire
Coachella Canal. Botli reports zvere prepared in Febriiary 2001.
11 Ninyo & Moore Geotechnical and Eimironniental Sciences Corporation, Environmental Site Assessment Sotith
Ranch Property, Febrtiary 2001.
is The Ranch
April 2, 2002
Initial Study
location of 2 underground storage tanks. However, as these concentrations were very low and the underground
tanks were removed and closed by the appropriate regulatory agency at that time, no further study or
investigation was warranted. 12 The Project would not interfere with any adopted emergency res onse or
evacuation plans as the project would not obstruct the existing or planned circulation netw Titionally,
the site plan would be subject to review by the county fire department to ensure all fire code regulations,
including brush clearance and fuel modification zones, are adequate. This would in turn guarantee that there
would not be an increased fire hazard within the project boundaries, nor in the local vicinity. Impacts
associated with hazards would be less than significant.
Mitization Measures
Prior to the demolition or renovation of the on -site single family residence, asbestos containing materials (ACM)
shall be removed in accordance with current regulatory guidelines.
Further Study Required:
No further analysis is required regarding this topic.
Potentially
Potentially
Significant
Less than
X. NOISE. Would the proposal result in:
Significant
Unless
Significant
Impact
Mitigated
Impact
No Impact
a. Increases in existing noise levels?
N
7
F1
b. Exposure of people to severe noise levels?
El
El
X
Documentation:
a-b) A citywide roadway n ise analysis was recently completed for the General Plan EIR. Noise monitoring was
0"
conducted adjacent to the Project Site at the intersection of Avenue 52 and Jefferson Street. The calculated
CNEL level was 67.4dB(A) measured 100 feet from the centerline. Additionally roadway volumes were
modeled to calculate noise contours for both existing and future build -out conditions on roadways throughout
the Elanning area and adjacent to the Project Site. Currently, Jefferson Street, south of Avenue 48 experiences a
65d (A) noise contour 84 feet from the centerline. Future build -out roadway noise levels were also calculated
along the same segments. The future build -out noise environment along this roadway segment was identical to
the existing conditions. Although the specific design has not been prepared for the Project, it would be planned
and developed consistent with the General Plan. As currenLly provided in the General Plan, the tolf course uses
are located along the project boundaries with the Tourist Commercial uses, and consequent y any use that
would generate any noticeable noise is located in the interior of the site. The planned golf courses would
effectively serve as a buffer between the outside noise environment and the planned uses such as the hotel and
Timeshare units. All project development would be constructed as to incorporate modem noise attenuation
construction methods for the planned structures. Through consistent planning and development with the
General Plan and the implementation of the following mitigation measures, noise impacts would be less than
significant.
Construction noise would occur throughout site development with a majority of the noise intensive activities
occurring at the beginning of the Project. These activities would require demolition of some of the existing on -
site structures; site preparation (e.g., excavation of the proposed ponds and grading); construction of internal
roadways, other intrastructure, buildings; and cleanup. These activities typically involve the use of heavy
e . ment, such as scrapers, tractors, loaders, and concrete mixers. Trucks would be used to deliver equipment
quIguilding materials, and to haul away waste materials. Smaller equipment, such as jack hammers, pneumatic
an
tools, saws, and hammers would also be used throughout the site during its development. This equipment would
generate both steady state and episodic noise that would be heard both on and off the project site. Noise levels
generated during the construction phase t�pically affect the occupants of nearby residential uses. Given the
existing surroundin& uses, a residential su division and the PGA West golf course residential community exist
to the north and south of the site, respectively. A majority of the development would occur at the interior of the
site, as the project edges would be built with the planned golf courses. Therefore, the closest homes to the
construction area would only be subject to golf course construction, as opposed to heavy infrastructure and
structural construction. Additionally, the residential subdivision to the north is shielded from the Project Site
by a solid masonry wall that would substantially reduce construction noise levels at the existing residences.. A
erson who is hoine during the day and noise sensitive may find the short-term noise conditions annoying,
owe,ver, given that construction activities are short term and in this case, construction noise would not
introduce adjacent uses to sever noise levels and consequently, no significant construction noise impacts.
? Nintlo & Moore Geotechnical and Environmental Sciences Corporation, Environmental Site Assessment North
Ranch Propert�y, February 2001.
19 The Ranch
April 2, 2002
Initial Study
As stated �arlier, surrounding uses include a residential subdivision to the north, vacant land to the east, the
PGA West golf course residential community to the south and mountains to the west. None of these adjacent
properties represent a use that would generate severe noise levels. Additionally, given that the proposed golf
uses would be developed on the project edges, this would serve as a substantial buffer from adjacent noise
sources. Further, this edge treatment would serve to attenuate noise levels from the use proposed at the interior
of the site to uses off -site. The Proposed Project would not introduce land uses that would generate severe noise
levels. No significant impacts associated with exposing people to severe noise levels would occur as a result of
the project.
Mitigation Measures
Between May 1 and September 30 all construction activities on the project site shall only occur between the
hours of 6:00 AM and 7:00 PM Mo�day through Friday, and from 8:00 AM to 5:00 PM on Saturday, and shall
be prohibited on Sundays and public holidays. Between October 1 and April 30, all construction activity on
the project site shall only occur between the hours of 7:00 AM and 5:30 PM Monday through Friday, and from
8:00 AM to 5:00 PM on Saturday, and shall be P=ibited on Sundays and public holidays. All operational
activities of the Project shall also be subject to the oise Ordinance of fhe City as well.
All construction equipment operating in the planning area shall be fitted with well -maintained functional
mufflers to limit noise emissions.
To the greatest extent feasible, earth moving and hauling routes shall be located away from existing residences
The design, selection and placement of the mechanical equipment for various buildings shall include
consideration of the potential noise impact they may have on uses within the development site.
Silencers and/or barriers shall be provided where necessary at outdoor equipment, such as cooling towers, air
cooled condensers and refrigeration compressors/ condenser units, and at the air intake and discharge openings
for building ventilation systems.
Further Study Re�uired:
No further analysis is required regarding this topic.
XI. PUBLIC SERVICES. Woidd Hie proposal liave an effect Potentially
Upon, or restilt in a need r nezv or altered government Potentially Significant Less than
services in any of Hie fUlooving areas: Significant Unless Significant
Impact Mitigated Impact No Impact
a. Fire protection? F71
L_1� F� F-1
b. Police protection? F-1 Z 7 El
c. Schools? F-1 F7 Z 7
d Maintenance of public facilities, including roads? Z 0
e. Other governmental services? —1 F71
F VNJ
Documentation:
a) The Certified EIR for the General Plan has analyzed fire. service and the potential demand on fire service
through build -out of the General Plan area. Fire' service is yrovided to the City of La Quinta through the
Riverside County Fire Department (RCFD) The RCFD : y is rated a 4 in terms of the Insurance Service
Office (ISO) Ratin s, of which a 1 is the highest score and a 10 is the lowest score. These ratings are based on
response times, sallety standards, staffing levels and building code standards. The average response time for the
City's station is approximately 5 minutes. Currently there are 7 stations serving the I i area, each with at
least two paid firefighters per station. This staffing level fulfills the County Board of upervisors staffing
requirement. Station 70, located within the City of La Quinta is equipped with one fire en ine one brush engine,
one rescue squad, two aid firefighters and 5 volunteers. As build -out continues throug oui the General Plan
area, increased dernangwould be placed on the existing fire services. Although fire service would ultimately
serve the entire build -out planning area, each individuaf project is subject to review by the RCFD to ensure thA
ade uate fire services would be provided to the project at the time of clevelopm.'ent. Therefore, with the
imp7ementation of the following mitigation measures, impacts to fire service would be less than significant.
b) The Certified EIR for the General Plan analyzed police protection and the potential demand on police protection
through build -out of the General Plan area' Police protection is provided to the City of La Quinta through the
Riverside County Sheriff Department (RCSD). The RCSD is located in the neighboring City of Indio. As with
the RCFD, the RCSD currently maintains an average response time of 5 minutes. There are currently 3 sheriff
units assigned to the City of La Quinta, each with I or 2 deputies depending on the time of day. As build -out of
20 The Ranch
April 2, 2002
Initial Study
the planni,ig area continues, the demand on sheriff services in the City of La Quinta will continue to increase.
Eventually, without increased staffing and equipment, the police protection provided by the RCSD would no
longer be �dequate. However, with the implementation of the following mitigation measures, impacts to police
protection would be less than significant.
c) Currently, two public school districts serve the City of La Quinta which are the Desert Sands Unified School
District �DSUSD) and the Coachella Valley Unified School District (CVUSD). As no part of the Proposed
Project would introdi ice permanent residents, no additional students would be added to the DSUSD. Although
the payment of applicable school fees would be required, no significant impacts to schools would occur.
d-e) The La Quinta Public Library is a branch of the Riverside County Library System. This library is
approximately 4,100 square feet in size with 28,000± volumes of materials and public computers. As discussed
above, the Proposed Project would not introduce any permanent residences at build -out. Consequently, there
would not be any additional demand on public library services as library services are typically required and
provided to the residents of that particular jurisdiction. Any applicable developer fees would be paid prior to
the issuance of building permits. No significant library service impacts would occur.
Mitigation Measures
The Riverside Count
'y Fire Department, in its review of new development proposals, shall evaluate project plans
and the Departments ability to provide proper fire protection. This review shall include, but shall not be
limited to, internal circulation, pro*ect directories, street names, and numbering systems. New developments
shall comply with all City and Fire gepartment standards.
The Riverside County Sheriff's Department shall review new development proposals in order to evaluate
roject plans and the Department's ability to provide adequate police protection. This review should include,
ut not be limited to internal circulation, project directories, street names, and numbering systems. New
developments shall comply with all established City and Sheriff standards.
Further Study Required:
No further analysis is required regarding this topic.
XII. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems, or substantial
Potentially
Potentially
Significant
Less than
alterations to die following utilitie"s::
Significant
Impact
Unless
Mitigated
Significant
Impact
No Impact
a. Power or natural gas?
7
1-1
b. Communications systems?
DX1
1-1
c. Local or regional water treatment?
El
F-1
M
7
d. Sewer or septic tanks?
El
LEE]
7
F-1
e. Storm water drainage?
f. Solid waste disposal?
Documentation:
a ) Energy services are provided to the City of La Quinta from the Imperial Irri tion District (IID), while The Gas
Company provides natural gas service. The 11D operates six substations tTat serve the City. As stated in the
Certified General Plan EIR, the ED will be able to supply electricity to future developm6nts. All buildin s
gof
constructed as a result of the project would be required to conform to Title 24 of the Uniform Buildin I e,
which requires energy efficient envelop construction, equipment and fixtures. Please refer to Section II for
more discussion on energy service.
b) Gas is transmitted to the planning area through 36-inch pipelines north of Interstate 10. These transmission
lines are split up into various supply lines, which in turn are split again into distribution lines that provide gas
to individual structures throughout the City. The Gas Company has indicated that they can accommodate new
service to planned develo ments within the Planning Area throu h continued interaction with developers."
The City requires that arl new development shall finance its Zare of ub.lic utilities infrastructure and
improvements required to properly service the proposed development. WA implementation of the mitigation
13 La Quinta General Plan EIR, Certified Marcli 20, 2001,
21 The Rapich
April 2, 2002
Initial Shidy
measures identified below, impacts would be less than significant with regards to electrical and natural gas
service.
c) Te e hone service in the City of La Quinta is provided by Verizon California while cable service is provided
by ime Warner. Based on the Certified General Plan EIR, Verizon has indicated that it is capable of providing
telephone services to the City through build -out as it is planing to expand the existing facilities. Time Warner
renegotiates the franchise agreement with the City every fifteen years, the most recent of which was approved in
1996. Time Warner has indicated that it will be able to service the entire Flanning area through build -out. The
City requires that all new development shall finance its share o public utilities infrastructure and
improvements required to properly service the proposed development. With implementation of the mitigation
measures identified below, impacts would be less than significant with regards to communication systems.
d) The CVWD's responsible for both water and wastewater treatment in the City of La Quinta. With regards to
water, please refer to Section IV for a more detailed discussion. The CVWD currently maintains a network of
sewer trunk lines throughout the City ranging in size from 4 to 24 inches in diameter. An 18-force main is
located adjacent to the Project Site in the Jefferson Street right-of-way. Wastewater is transported to one of two
treatment facilities operated by the CVWD. One facility, located at Madison Street and Avenue 38, treats
approximately 2 million gallons per day, while the second facility, the Mid -Valley Reclamation Plant located on
Avenue 63, currently treats ap roximately 4 million gallons per day. These facilities have the capacity to treat
approximately 2.5 million an,15.8 million gallons per day, respectively. The Mid -Valley Reclamation Plant
would treat wastewater generated from the Project Site, as all wastewater in the City of 'La Quinta generated
south of Miles Avenue is transported to this facility. With a current capacity of approximately 1.8 million
g1lons per day, and an expected 20 percent increase in capacity over the next year, the Mid -Valley Reclamation
lant could adequately serve the Proposed Project." The City requires that all new development finance its
share of public utilities infrastructure and improvements required to properly service the proposed
development. With implementation of the mitigation measures identified below, impacts would be less than
significant with regards to wastewater service.
e) The City of La Quinta is situated in a low desert basin with a subtropical desert climate averaging 4 to 6 inches
of rainfall per year. The 'wet' season is typically between December and March. Although average rainfall is
minimal in the entire basin, occasional rain and thunder storms have been known to occur which result in flash -
flooding situations. These flash -floods are gtpically contained within washes extending from higher elevations
and floodplains adjacent to river courses. Ut particular importance to safety during flash -floods are when the
floods inundate the alluvial fans extending from the local mountains. Developments adjacent to the alluvial fans
are susceptible to storm water runoff that contains a high dirt and rock content. These flooding situations have
proven to be significant hazards. Another cause for flooding is when local snow-capped mountains experience
drastic temperature changes which in turn result in an increased rate of snow melting. The CVWD is the
regional authority responsible for the management of storm wat rs within the Coachella Valley, while the City
is responsible for storm water management within the City boundaries. Although never officially ado ted, the
Cilt has repared a storm water management plan that has been used to direct future management pFans; and
p2icies. �he City's network of storm water drainage pipes range in size from 18 to 60 inches in diameter. In
addition to maintaining the existing storm water drainage network, the City requires that all new developments
construct on -site retention basins with a 100-year storm capacity. As documented in the Certified General Plan
EIR, the Project Site is not located within a 100-year floodplain, nor is it within a 500-year floodplain." As the
site is primarily vacant and undeveloped, project implementation would result in the increase in impervious
surfaces. However, as the project would introduce two golf courses, there is ample opportunifty to design the
site so that it could effectively manage anticipated storm events. With the implementation 0 the mitigation
measures identified below, impacts related drainage would reduced to a less than significant level.
0 The City of La Quinta and the County of Riverside have a contract with Waste Management of the Desert for
the coll�ction and transport of solid waste to landfill sites. The service agreement between the City of La
Quinta and Waste Management of the Desert is ne otiated every 5 years. At the time the Certified General Plan
EIR was prepared, Waste Management Services o� the Desert transported solid waste generated in the City to
the Edom Hill Landfill in the.City of Indio. The Edom Hill Landfill is permitted to accept up to 2,651 tons per
day, with a remaining capacity of approximately 1.5 million cubic yards. The Edom Hill Landfill site has an
ex
ffected closure date of January 1, 2020. " The primary method in extending the iife of landfill sites is through
e ective waste diversion and recyclin techni ues. Currently the City of La Quinta achieves a 54 percent waste
diversion rate." It should be noted that since te Certified General Plan EIR was prepared, additional landfill
sites have been identified as available to accept solid waste from the City. Specifically, Azusa Land
Reclamation Co, Lamb Canyon Disposal Site and the Spadra Sanitary Landfill are all available for waste
14 La Quinta General Plan EIR, Certified March 20, 2002.
1-5 La Quinta General Plan EIR, July 2001 and Ninyo & Moore Geotedinical and Environniental Sciences Corporation,
Water Quality Evaluation, June �000.
16 California Integrated Waste Managenient Website, February, 2002 lZttp:IIZ0701V.cizv?izb.ca.gov/.
17 Most recent board approved data, 1998 California Integrated Waste Manageinent Website, February, 2002
littp:llzvzvzo.ciwiitb.ca.goz)l.
22 The Ranch
April -1, 2002
Initial Study
disposal from the Project site."' With the development of the proposed uses, total solid waste generated from the
City would be expected to increase, however, given that additional landfill sites are available for solid waste
acceptance, and with continued waste diversion programs, solid waste impacts associated with the Proposed
Project would be less than significant.
Mitigation Measures
The most efficient furnaces, water heaters, pool heaters and other equipment that use natural gas shall be used
in project construction. The use of kitchen appliances that use natural gas and alternative, renewable energy
sources, including solar and wind turbine technologies shall also be used to the greatest extent feasible.
Title 24 of the California Administrative Code, which addresses energy conservation in all proposed uses shall
be strictly enforced in project design and construction.
All planned uses shall be connected to the city-wide sewer system.
A recycling program shall be developed for all proposed uses. Recycling provisions for commercial and
business establishments should include separate recycling bins. Items to be recycled at commercial
establishments may include white paper, computer legal paper, cardboard, glass and aluminum cans.
Professional landscaping services from companies which compost green waste shall be utilized.
The Projects fair share of public utilities infrastructure and improvements required to properly service the
proposed uses shall be determined throuih consultation with the City DepartMEnt of Public Works and paid
prior to the issuance of grading permits.
An existing or historic septic systems located on the site shall be abandoned in accor dance with Federal, State,
a2local laws and regulations prior to the issuance of building permits.
Further Study Required:
No further analysis is required regarding this topic.
Potentially
Potentially Significant Less than
XIII. AESTHETICS. Would the proposal: Significant Unless Significant
Impact Mitigated Impact No Impact
a. Affect a scenic vista or scenic highway? NA
F-1 V-1-1 F-1
b. Have a demonstrable negative aesthetic effect? X F-1 [27]
c. Create light or glare? 1�7
VNI El
Documentation:
a-c) As documented in the Certified General Plan EIR, the City's most valuable visual resources are the local
mountains against the contrasting ex ansive valley floor. Local peaks range in upper elevations from 8,000 to
11,000 feet above sea level. The CoraT Reef Mountains, which exist on the western property boundary, rise up
to about 1,600 feet above sea level. Of other visual importance directly related to the project vicinity are image
corridors and how they relate to the surrounding circulation network. Specifically, Jefferson Street is
identified as a primary image corridor, while Avenue 52 is a secondary image cor�.-iclor and Avenue 54 is an
agrarian image corridor. Roadways with these classifications are re4uired to be improved and maintained
according to the City's Municipal Code. Specifically, setbacks, landscaping materials and �signage are all
treatments that are regulated through the municipal code. The Project would be required to improve and
maintain portions of these roadways. Additionally, developments adjacent to the steeTCoral Reef Mountains
are required to maintain views from adjacent locations off -site. These design standar s specifically deal with
building height, setbacks, scale and architectural treatments. Although no site -specific plans have been
developed, the project would be designed and developed consistent with fhe General Plan and City Municipal
Code. Ag�in, these guidelines cletern-tine appropriate size, scale, treatment, heights and setbacks required for
projects with specific land use designations and zoning classifications. Through the implementation of the
mitigation measures identified below and approval of the Site Development Pen -nit by the Community
Development Department, impacts associated with visual resources would be less than significant.
18 California littegrated Waste Maiiagetnent Website, Februaril, 2002 littp:llzvzLlzv.cizvnib.ca.goz)l.
23 The R,itich
April 2, 2002
Initial Study
Mitigation Measures
Landscape designs and materials that complement the native desert environment shall be utilized in project
design and construction.
Overhead utility lines shall be Lmdergrounded to the greatest extent possible through the establishment of an
undergrounding program and guidelines subject to the review of the City Engineer and Public Works
Department.
Outdoor lighting shall be limited to the minimum hhe' fht, number of fixtures, and intensity needed to provide
sufficient security and identification in each deve opment, making every reasonable effort to protect the
community's night skies.
Signage shall be limited to the locations, sizes, and maintenance requirements necessary to provide functional
identification.
Safe, convenient vehicular and pedestrian circulation, screened outdoor storage/loading and other unsightly
a ea otected and enhanced outdoor seating areas, appropriate lighting levels, limited sipage, and
I r scapprin designs that preserve and enhance visual resources shall be included in the design of any
nd g
commercial area on the Project Site.
Development pro osed along desi ated scenic highways, roadways and corridors shall be reviewed for
compatibility witK the natural andTuilt environments to assure maximum viewshed protection and pedestrian
and vehicular activity.
All grading and development proposed within scenic viewsheds, shall be regulated to minimize adverse impacts
to these viewsheds. All grading, development and landscaping plans shall be submitted to the City for review
and approval prior to the issuance of grading permits.
Further Study Required:
No further analysis is required regarding this topic.
XIV. CULTURAL RESOURCES. Would Me proposal:
Potentially
Significant
Potentially
Sigruficant
Unless
Less than
Significant
a. Disturb paleontological resources?
Impact
Mitigated
Impact
D
No Impact
0
b. Disturb archaeological resources?
F-1
X
1-1
7
c. Affect historical resources?
F1
F1
'D�"J
d Have the potential to cause a physical change which
would affect unique ethnic cultural values?
71
7
F7
V"i
e. Restrict existing religious or sacred uses within the
potential impact area?
El
X
Documentation:
a-e) A recent citywide cultural investigation was conducted for the preparation of the Certified General Plan EIR in
Au st 2000. Due to the location of the City on an ancient lake shoreline, the City of La Quinta contains some
oi Ee densest concentrations of archeological sites in California.
In order to address site -specific historic and cultural issues, a historic and cultural study was prepared for the
site in September 1999." During the preparation of the Phase I cultural resource investigation, eight isolated
finds (isolates) were identified within the study area. By definition, isolates are not necessarily significant.
However, six of the isolates that were recovered were associated with an archaeological site (CA-RIV-2842)
located outside the project area. The finding of these six isolates indicates that deposits associated with this
untested site may still be present. The area associated with these six isolates should be considered
archaeolo icallv sensitive. A seventh isolate was found in the northern end of the project area. This isolate
may have Cn. brought to the surface by root action or the removal of trees, indicating a_ potential for buried
deposits. The eighth isolate was found within the flood zone of the Coachella Canal. No other items were
found in association with this isolate. Given the sensitive nature of the Project Site, impacts to other
19 A Pliase I Cultural Resource InvestiZation of "Die Rancli" Project Area Located in Me Community of La Quinta
County of Riverside, California, Mckenna et al., September 1999.
24 The Ratich
April 2, 2002
Initial Study
undiscovered isolates could occur during earth disturbing construction work. With the implementation of the
following mitigation measures, impacts would be less than significant.
Two sets of structures are present on the Project Site. The first is the Kennedy residential complex, which was
built after 1950 by previous owners of the property. The second set is the existing "Ranch" complex, all of
which were built after 1970. Neither set, according to the site -specific study, is of historic landmark status.
Build -out of uses would require earthwork for creation of development pads, land contouring to establish
drainage patterns, and trenching to install utilities. Based on the results of the site -specific Phase.l.survey, the
project will not significantly impact known resources on -site. However, given the general sensitivit of the
surrounding area, and that the eight isolates found are located in proximity to a recorded site (CA-Rl�_2842),,
the project has the tential to impact previously unidentified subsurface resources. Mitigation has been
identified to reduce t��s potential impact below a level considered significant.
Mitigation Measures
During any &round altering activities associated with project grading or construction, including demolition of
existing modern structures and facilities, the project area shall be monitored by a qualified archaeological
monitor. The monitor shall have the authority to halt any activities impacting potentially significant cultural
resources until the resources can be evaluated for significance and cleared or mitigated. The monitoring
program shall also include consultation with the local Native American representatives (e.g., Torres -Martinez
and/or Morongo Reservations).
Further Study Required:
No further analysis is required regarding this topic.
Potentially
Potentially
Significant
Less than
XV. RECREATION. Would the proposal:
Significant
Unless
Significant
Impact
Nfitigated
Impact
No Impact
a. Increase the demand for neighborhood or regional
1:1
E]
parks of other facilities?
b. Affect existing recreational opportunities?
Documentation:
a-b) With the exception of Lake Cahuilla County Park, the City of La Quinta is responsible for providing and
maintaining public parks within the City. Existing gublic parks within the Cit include the Fritz Bums Park,
the Francis Hack park, Seasons Park, Adams Park, t e Eisenhower Park in the �ove, the Desert Pride Park, the
Community Park and the Avenue 50 Sports Complex.
The State of California passed legislation (Section 66477 of the Government Code) which allows a city to pass
an ordinance to require, as a condition of approval of a subdivision, the dedication of land or the payment of a
fee in lieu of dedication, or a combination ofboth, for park or recreational purposes. This le islation, commonly
called the "Quimby Act," establishes a standard of 3.0 acres per 1,000 population as V amount of land
necessary to meet the requirement for the provision of Neighborhood and Community Park land. The City of La
Quinta requires 3.0 acres of parkland per 1,000 residents of new development pursuant to the Quimby Act.
Given the nature of the proposed uses, the project would not enerate any permanent residents for which
additional park acreage is required. Additionally, the project would introduce 2 public golf courses, as well as
a 9 hole public course offering a junior golf_program. Therefore, the project would provide additional public
recreational services without increasin the City's population, which could be considered a beneficial impact of
oulg
the project. The Proposed Project w d not increase the demand for neighborhood or regional park facilities,
nor would it affect existing recreational opportunities. Therefore, no significant impacts to recreational
facilities would occur.
Further Study Required:
No further analysis is required regarding this topic.
25 The Ranch
April 2, 2002
Initial Study
Potentiallv
Potentially
Significant
0
Less than
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
Significant
Unless
Significant
Impact
Nfitigated
Impact No Impact
a. Does the project have the potential to significant1v
El
F7
El
degrade the quality of the environment, substantiallv
rea'uce the habitat of a fish or wildlife s ecies, cause'
VN
a fish or wildlife population to drop beflow self
sustaining levels, threaten to eliminate a plant or
animal commurdty, reduce the number or restrict the
range of a rare or endangered plant or animal or
eliminate important exam les of the major periods of
history
California or preKistory?
b. Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
El
El
V"KI El
goals?
c. Does the project have impacts which are individually
limited but cumulatively considerable? El
("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 effects which
will cause significant adverse effects on human
beings, either directly or indirectly?
Documentation:
a) Based on the analysis provided in Section I through XV, the Proposed Project does not have the potential to
significantly derade the quality of the environment, substantially reduce the habitat of a fish or wildlife
species, cause a ish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or
animal communit , reduce the number or restrict the ran e of a rare or endangered plant or animal or eliminate
important exampies o,f the major periods of California �istory or prehistory. All biological impacts would be
less than significant with the implementation of the proposed mitigation measures.
b-c) Based on the analysis provided in Section I through XV, the project would not achieve short-term City and
environmental goals to the disadvantage of long-terrn environmental goals. As stated, the project has been
planned consistent with the City's General Plan. Development of the Proposed Project would implement build -
out of the General Plan. Additionally, the project would not generate impacts that are individuallv lirnited but
cumulatively considerable. No significant impacts would occur with the implementation of t�e proposed
mitigation measures.
d) Based on the analysis provided in Section I through XV, the project would not enerate environmental effects
which will cause significant adverse effects on human beings, either directly or ingirectly.
Further Study Required:
No further analysis is required regarding this topic.
26 The Raitch
April 2, 2002
Initial Study
REFERENCES
The following materials/ resources were utilized in the preparation of this Initial Study. Any documents listed below
are available tor review at the City of La Quinta Community Development Department locatea at:
City of La Quinta
Commundty Development Department
78-495 Calle Tampico
La Quinta, California 92253
1 A Phase I Cultural Resource Investigation of "The Ranch" Project Area Located in the Commiinity of La Quinta
County of Riverside, California, McKenna et al., September 1999.
2. California Integrated Waste Mana ement Board, California Integrated Waste Management Board Website,
February, 2002,-http://www.ciwmg.ca.gov/.
3. City of La Quinta Draft Comprehensive General Plan, Certified March 2002.
4. City of La Quinta Draft Comprehensive General Plan, Draft Environmental Impact Report, July 2001, Certified
March 20, 2002.
5. Department of Conservation, Department of Conservation Website, http://wwiv.consrv.ca.gov/.
6. Jurisdictional Delineation Report, The Ranch at La Quinta, Impact Sciences, September 2000.
7. Ninyo & Moore Geotechnical and Environmental Sciences Corporation, Limiited Geotechnical Investigation,
November 1999.
8. Ninyo & Moore Geotechnical and Environmental Sciences Corporation, Water Quality Evaluation, June 2000.
9. Ninyo & Moore Geotechnical and Environmental Sciences Corporation, Environmental Site Assessment South
Ranch Property, February 2001.
10. Ninyo & Moore Geotechnical and Environmental Sciences Corporation, Environmental Site Assessment North
Ranch Property, February 2001.
11. Telephone commur-dcation, Jim ZimmenTian, Development Service Supervisor, Coachella Valley Water District,
March 2002.
27 The Ranch
April 2. 2002
APPENDIX A
Air Quality Data
Table: AQ-1
SUMMARY OF ESTIMATED DAILY OPERATION -RELATED EMISSIONS
Project Name: The Ranch
Emissions in Pounds per Day
CO
VOC
NO�
SO�
FM,,
Land Use
Resort Hotel Vehicular Sources
32.6
4.8
9.0
0.6
37.0
Stationary Area Sources
U
U
0_0
U
U
Subtotals
32.7
4.9
9.0
0.6
37.1
Commercial Retai Vehicular Sources
7.9
1.2
2.2
0.1
8.9
Stationary Area Sources
9_1
U
2.1
0_�
U
Subtotals
8.0
1.2
2.5
0.1
8.9
Golf Course Vehicular Sources
17.7
2.7
4.6
0.3
20.4
Stationary Area Sources
01
OLL
.012)
U
U
Subtotals
17.8
2.8
4.9
0.3
20.4
Residential Condc Vehicular Sources
57.8
14.7
14.9
1.0
66.6
Stationary Area Sources
211
L�
LL
0.0
U
Subtotals
60.3
20.2
18.1
1.0
66.6
Golf Course Clubl Vehicular Sources
10.5
1.4
2.6
0.2
12.2
Stationary Area Sources
0.1
U
91
U
H
Subtotals
10.6
1.5
2.8
0.2
12.2
Project Totals Vehicular Sources
126.5
24.9
33.5
2.3
145.2
Stationary Area Sources
2.8
5.7
3.9
0.0
0.0
TOTALS
129.3
30.6
37.3
2.3
145.3
SCAQMD Thresholds (lbs/day)
550.0
55.0
55.0
150.0
150.0
Project's Significance (Yes or No)
NO
NO
NO
NO
NO
Table: AQ-2
EMISSIONS FROM ON -ROAD VEHICLE TRAVEL
Project Name: The Ranch
Analysis Year: F-70-057
EMFAC7 Model: EMFAC7G
Project County Location:
Los Angeles:
Orange:
Riverside
San Bernardino
Temperature:
Winter (CO): 0
8�
Summer (VOC):Pq3
Summer (NOJ: 100
URBEMIS Analysis Methodology:
Updated:
Entrained Roadway Dust:
Calculate:
Ref
No.
Land Use
Rest
Non -Res
Units/
1000SFJ
I ADT
Rates
NOV
Rates
- -
Trips
per
-Roorn
ADT
%
Pass -By
%
Diverted
%
Internal
New
Trips
Res.
NOV
% Work
Trips
% Truck
Trips
66
Resort Hotel
N
250
8
9.20
2,000
0%
0%
50%
1,000
2,300
9.0%
F8-,y;
197
Commercial Retail
N
25
53.22
0.00
1000SF
1,331
0%
0%
80%
266
0
2.0%
2.1%
91
Golf Course
N
36
35.72
0.00
Holes
1,186
0%
017b
50%
643
0
3.0%
0.4%
46
Residential Condo
R
300
5.86
1.71
Unit
1,758
0%
0%
50%
879
512
0.0%
0.5%
152
Golf Course Clubhouse
N
25
16.4
0.00
1000 SF
410
0%
0%
50%
205
0
35.0%
0.5%
0
0
0
0
0
0
-0
'rip Types
Residential
Non -Residential
Home to Work I
Home to Shop
Home to Other
Work- Pass -By Diverted
rip Length (miles)
'rip
10.00
4.00
4.00
10.00 4.00 0.01
Speeds
35.0
35.0
35.0
35.0 35.0 10.0 35.0
'ercent Trip
20.0%
50.0%
30.0%
L
Vehicle Fleetmix
% Type
Catalvst
Non -Cat
Diesel
Passenger Vehicles
Automobiles
83.3%
98.7%
1.0%
0.3%
Light -Duty Trucks
11.1%
99.7%
0.0%
0.4%
Urban Buses
2.2%
Motorcycles
3.3%
-
-
100.0%
Trucks
-
100.0%
-
Medium -Duty Trucks
30.0%
100.0%
0.1%
Light Heavy -Duty Trucks
20.0%
44.3%
5.8%
50.0%
Medium Heavy -Duty Trucks
10.0%
40.9%
9.2%
50.0%
Heavy Heavy -Duty Trucks
30.0%
-
-
100.0%
Project Vehicular Emissions in Pounds per Day
Entrained
Motor Vehicle Emissions
L�]
Roadway
I v0C I NO,
T--SU-.
M
Vehicle Miles
PM
Resort Hotel
Commercial Retail
5,080
32.6i
I
4.81 9.01 0.6,
0.3
36.8
GolfCourse
1,224
7.9
1.21, 0.11
0.1
8.9
Residential Condo
2,803
1 7.7
2.71 4.61 0.31
0.1
20.3
Golf Course Clubhouse
9,142
1.681
57.8
10.5.
14.71 14.9 1-0�
1.4 2.6
0.4
66.2
i 0.21
0.1
12.2
[TOTALS
126.5
24.91
33.51 2.31
Table: AQ-3
EMISSIONS FROM STATIONARY AREA SOURCES
(SCAQNID CEQA Air Quality Handbou* Tables A9-11 and A9.12)
Project Name: The Ranch
Rcf
Codel
Units/
Units/
Water/S
)ace Heating Emissions in Pounds/Day
Landscape Maint. Emissions in Pounds/Dav
Consumer Prod.
CO
VOC
NO,
so,
PM'.
CO
VOC
NO,
SO,
FM�
No.
SF
Bldgs.
cf/Month
VOC
66
Resort Hotel
12
250
1
1,200
0.0
0.0
0.0
0.0
O.0
0.0
0.0
0.0
0.0
0.(
0.0
197
Commercial Retail
7
25.000
1
72,500
0.0
0.0
0.3
0.0
OX
0.0
0.0
0.0
0.0
OX
0.0
91
Golf Course
5
20.000
2
58,000
0.0
0.0
0.2
0.0
OX
0.1
0.1
0.0
0.0
0.(
0.0
46
Residential Condo
3
300
300
1,175,400
0.8
0.2
3.1
0.0
O.0
1.7
0.2
0�0
0.0
OX
5.1
152
Golf Course Clubhouse
11
25.000
1
50,OOC
0.0
0.0
0.2
0.0
OX
0.0
0.0
0.0
0.0
OX
0.0
0
0
0
0
0
0
01
ITOTALS
r__ I �357,10�01
0.91
0.21
3.81
0.01
O�Nl
1.91
0.31
0. 11
0.01
0-01�7
_�51
Conversion Factors
Land Use TXE!
Code
Natural Gas Consumption Conversion Factors
Useage Factor
Resi ntial
Single Family
I
Cubic Feet/Unit/Month
6,665.0
Multi -Family (<5)
2
Cubic FeeL/Unit/Month
4,105.0
Multi -Family (5+)
3
Cubic Feet/Unit/Month
3,918.0
Food Store
4
Cubic Feet/Square Foot/Month
2.9
Restaurant
5
Cubic Feet/Square Foot/Month
2.9
Hospitals
6
Cubic Feet/Square Foot/Month
4.8
Retail
7
Cubic Feet/Square Foot/Month
2.9
CollegetUniversity
8
Cubic Feet/Square Foot/Month
2.0
High School
9
Cubic Feet/Square FoottMonth
2.0
Elementary School
10
Cubic Feet/Square Foot/Month
2.0
Off -ice
I I
Cubic Feet/Square Foot/Month
2.0
Hotel/Motel
12
Cubic Feet/Square FoottMonth
4.8
Warehouse
13
Cubic Feet/Square Foot/Month
2.0
Miscellaneous
14 1
Cubic Feet/Customer/Month
241.611.0
Emission Factors for Each Criteria Pollutant from Space and Water Heating, Landscape Maintenance, and Consumer Products
Emission Factors
Wa�r/Sp e Heating Emission Fa tors
.
Landscape aint. Emission Factors
Consumer Prod.
VOC
CU
V C
I NU3,
,
FM
VOC
I
I
I PM.
Residential Uses
Nonresidential Uses
20
01
20.'0
5.31
5.3
80'.0
1 20
0.0
7d
0. 76
0.000541
).03151
0.000141
0.0051
0.0171
0.0
CONSTRUCTION AMVIT)'EMISSIONS
rimj� 71�e
GRADIN11 PHASE
EQUIP14ENT EMISSIONS
Equip- Tyr
V.hil..
E.,,.. I
K-W,
rr D,v
por 13.�
Co
voc
wh
N(h
F.kLik-175Hp
8
0.181)
0.5-10
u.u3.i
0.170
0.441
1.540
(131
0,093
0.(Xx,
U.M,
U.uw
Tnwks:Off Hy
0"
1.5m
0.190
4.170
OAAO
0.2(4)
O.00D
ODOD
0.000
O.O(M
T-kcd L.,ul.,
0.2101
0.093
0.830
0.076
0.0.19
0.000
0.000
0.000
O.Orw)
OAM
Tr.k,,d Trtut&or
0 1
0.330
0.00
1.260
0.000
0.000
MOOD
0,000
O.O(X)
S.-P.
2
1
0.,70
3.W
0.140
0.460
0.112
0.410
0000
10ADO
O.Ork)
0.000
0.001)
O.Orn
Wh.i.d D,-,
t
4.3-10
hl.�o
7.36n
A.5m)
Wlw.kd L-kr
0.572
0.130
-
1.900
0.350
0.132
0. 165
0.170
:.K(K)
1.320
WI-kd T-
0,
3.590
0.190
1.270
0.0911
0.000
O.Wo
o,ouo
0.000
0000
R.1W
O..mo
0065
0.370
0.067
0.140
0.050
0.(X)D
0.001)
01M
0�011(1
G�ow
-2
0.
0-151
0' 039
0713
00"
0.061
0.000
2.416
0.000
O.Otjo
0.00f)
0,000
ML
IT.
in
I 6M
n 143
140
1
0.624
2.-
11.4GK
23.6m
1,376
2.289
0.976
!.240
ON- AND OMROAD VEHICLE EMISSIONS
I. Typc
FP-M
1wr ,u,
C()
voc
N.
10
MW T-"
C-,. W�rkur Who'k.
2.95
.1
OM
aoo
23
.255
0*
071
() 95
0
u..2
FUGI T IVE DI.W EMI&SIOM
;z
:..,.
t I y
I
I .
,
I
ID-S-
(.Ph)
%
0.4i.
No
Vchid, Tyf,
.f
ma.
PMIO
Pmio
J.,
Z D-
I--;,
"'r
H.1 T-,-
4
230
6.
-7
U
5.36
0
01-
700%%
Silt
kir,
D- Su-
C-,.,
e.0 - i.
E.P-d
PM..,
63
1"7
AQM M-1- 1- 1-
,g
12.111
u- XAQNIDCIQA A* Q.111v M (Apol IM)
TOTALUJISSIONS
E.,i,.i- S-c.
kis .......
(P-.ds N, Dy)
vUC
PM111
� ......
33 "
IY-R,,
Zgmi-
7�24
7 24
0.00
0.01
D..,
(1.07
Whi'lu.
95.47
F,r..W Pil... & Sur' . -r.
29169
0.00
0 (X)
Al.i.7i
45
�MAV.;
5. Out
132.111
300)
1-c..
'. . t. ,
I
. I
N.
N�
CONSTRUCTION ACTIVITY EMISSIONS
BUILDING CONSTRUCTION PHASE
EQUIPMEr,rr EMISSIONS
14-4
K..
Emi- F-
in IN11-4-me,
U�l Eng.- I
E.-.- in IN-W.
F., D.y
Swip-Tyr.
Whid"
--
r- D-y
Co
vm
NOX
so.
P1,114)
co
voc
m
$0.
I$il(;
F.& us,-.io HV
7-
0. 1 W
U.053
u.. I
TOM
- 3. Lm
ux"
I
F-k U15.475 Hp
-e
G. 170
1 -u)
0.093
Com
o0ou
o.om
GAw
T-k.:OffH-
o
11",
1.1loo
o1go
4A70
0.4.1W)
41.26o
o.(x)o
omm
kow
o.om
O.00D
T-k.d L-d.
I
Ile
m2ot
o.o95
oxv)
0.4)76
o.09
3.116
1.520
13.280
1.216
0,944
T-kW T--
o.35()
o.1.10
1.2ho
0.140
o.112
a.(=
k000
o.o()o
o.ono
o ona
s-P.,
l.i5o
0.270
3.940
0.460
0.410
o.()oo
I)Aou
O.00D
o.00[)
O.ODD
Whecled IN-
I
I
-
-
-
o.35o
Q.165
2.11oo
1.320
Wb.kd Wmk�
1
4,
0.572
I)Xv
1.9oD
o� 182
0.170
4.576
Lw
15.21)n
1.456
I..w
Wb.l.d T-
o
2
3.W
41.1110
1.270
(09D
o.14a
00)0
o.00r)
0.0no
O.ODD
oboa
R.1kr
oo::,-.
-0-71-3
-0,..0-96
-0..(,X-)D
-0.:OD
Gr""
0-061
o2.-D-w
oo.,00-o
4-0-OD
I
143
0,140
10AW)
2.40D
27.21m
2.231
2.246
1
20.992
! b.2W 1
62.&U)
3.21A
1 �.264
ON- AND OFF -ROAD VEHICLE EMISSIONS
1
N.I. (
i,
Eng,
which, Typ.
Wind.
I. On
co
,.c
NO.
co
VOC
NO.
SO,
PM
W-r T-k
0,01
UAN
0.(X)
0 w
H., T-11
23.015
1335
0
-211
000
000
000
0.00
0.00
W.d- V.hwl.
4.65
1.28555
OA25
0.0w
6� 57
95
0.47
01m
0 ou
T.A F,.-k-:
7.01
1 W)
U.37
().001
0.01
FUGITIVE DUST EMISSIOW
wi",
S.1
Sp.d
soil
SW
PMI
I
D., S--
NO)
(cyl
D-hy
ON)o
-A-. -QX...WA-%NX- -j"-
si"
F.S.-
lWk
N.,
C-1
-.i.-
I
Wily
PM10
R.,k.-.4.
Pmlo
(S)
%
Eq"ip-
H-
(!N�
IN
(IN)
u
0.0t)
OW
Earlh-W,
0
0000
0.00
1101
O�-Sj.
R.k 013
mik.
lr-,`�41.
;�
I Itd-kX,
PM10
V.hi.k T)W
hick,
Pcr Day
(INIveh/mi)
W.. T-k
R.
3.
HMT-W-m)
it,
DIX)
70%
om
000
QXXXI. W�., Whid.
0.2
6
5.5"
11.12
7M
ZI
3..0
T- t-m.-
1 103.121
1 7 2. X!
E-F-M-P-* .11 ICAOXIII CfQA �, Q,.bW KXMN� [Affg 1.3�
p..," t 1- T" All� A a �AQMD CIQA - �All H-l� (Affit 1"31
Sih
Rin
whd �
A-
F., -
KuW 403
N.,
C..
I
20.01 1..
I
l2 .0
I
EKrKwd
10
R d-k.
Pmlo
D- S-
R.
l%,
(d -,
( %)
I-)
(IN)
11, 1 iN
(11.)
�P.w Pd..
E.P..d G-kd S�f-
I
-
.14
1712
T..1 Emk-
1,581
77.82
MCI�A1:::T:1'A11�A 17 A
TOTAL EMISSIONS
E-n.
(P-d. I., D.)
F-wk- S-
CO
voc
No.
SOX
KOO
E4..r-.
20AN
6.28
62.m
IT)
-71",
0.. W OIT.R..d V.hwL.
7.01
1.00
0 57
0 OD
01)1
Fu,,6" D""
E .... hWT.-hig
00)
Gr,di,g W Eard-ing
0 (x)
Whid"
1 0312
Exp-d Pil. & Surf-
5940
M,
mou
().m
0.00
2M.411
7.28
0.21
9.30
11 5,TA
75.10
loov)
-
1=
50l
IbMAQMUTrhm,how�
Thm.wkl I
r",550.001
N,,
I N.
VIOLffl,
-.IRROWNCE AUTOMOBILE
bRSWE LICEME NUMBER
TIME: - MAKE OF AUTOMOBILE.
This is not a ticket, but if it were within my,.
_powee. you would receive two.... Because Of.
your Bull Headed, inconsiderate, feeble
Attempt at parking, you have taken enough
room for a 20 mule team, 2 elephants, 1
goatand a safari of pygmie§Ji.om.VW
African interior. The reason t6r giving you
-this:is.so that in the future yout may-think:of
.:sorT)eone else., other than yours,eff. Besi�des
I -dont like domineering, egotistical -dr sim-
plb-- nded drivers and you probably-ftinto:..
one;of these categories.
f sign off wishing you an early transmission
failure (on the expressway at about 4:3-0.
0.1m.). Also may the Fleas of a thousand-
tamWs infest your armpits,
WITH MY COMPLIMENTS
PROJECT NAME:
EXHIBIT A
CITY OF LA QUINTA
MITIGATION MONITORING PROGRAM
The Ranch SCH No.: 1999081020
APPROVAL DATE: May 15th, 2002
The Mitigation Monitoring Program (MMP) has been prepared in conformance with Section 21081.6 of the California Envirom-nental Quality Act. It is the intent
of this program to (1) verify satisfaction of the required mitigation measures; (2) provide a methodology to document implementation of the required mitigation;
(3) provide a record of the Monitoring Program; (4) identify monitoring responsibility; (5) establish administrative procedures for the clearance of mitigation
measures; (6) establish the frequency and duration of monitoring; and (7) utilize existing review processes wherever feasible.
Thefollowing environmental mitigation measures were incorporated in to the approvalfor this project in order to mitigate potentially significant environmental impacts to a level
of insignificance. A completed and signed checklistfor each mitigation measure indicates that this mitigation measure has been complied with and implemented, andfulfills the
City of La Quinta's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6).
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Geology
The soils at
Prior to the design and construction of any
Receipt of
City of La
Prior to the
the site have
structural improvements, a comprehensive design
site specific
Quinta.
issuance of any
the potential
level geotechnical evaluations shall be prepared
geotechnical
grading permits
for
that includes subsurface exploration and
/engineering
hydroconsoli
laboratory testing. Recommendations for
plans for the
dation. with
grading/ earthwork, surface and subsurface
Project
the addition
drainage, foundations, pavement structural
of water
sections, and other pertinent geotechnical design
considerations shall be formulated and
implemented based on the findings of this
evaluation.
The Project
All buildings planned as a result of the Proposed
Review of
City of La
Prior to the
Site would be
Project shall be constructed in conformance with
construction
Quinta
issuance of any
subject to
the Uniform Building Code, as adopted by the
plans
building permits
ground
City of La Quinta.
shaking
during a
seismic
event.
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Water
The project
During construction activities, water trucks are to
Field
City of La
Ongoing during
would use
acquire water from non -potable water sources,
inspection
Quinta
construction
potable water
such as reclaimed water and/or canal water.
for dust
suppression
instead of
reclaimed
water
Cumulative
At such time that non -potable water sources
Review of
City of La
Prior to the
use of
become available to the project site, the project
landscape
Quinta and
issuance of
potable water
shall connect to this resource and utilize the non-
and project
Coachella Valley
building
for irrigation
potable water for irrigation purposes.
plans to
Water District
permits.
would
identify the
incrementally
ability to
contribute to
connect to
the demand
non -potable
on water
water
supplies
sources in
the future
Drought tolerant landscaping shall be utilized as a
Review of
City of La
Prior to the
means of reducing water consumption.
landscape
Quinta.
issuance of
and project
building permits
plans
The project
A hydrology master plan shall be prepared for the
Receipt of
City of La
Prior to the
will result in
Project Specific Plan. Further, a hydrology study
site
Quinta
issuance of
changesto
shall be prepared to support the hydrology master
hydrology
grading permits
absorption
plan. This study shall demonstrate that the project
master plan
rates,
would construct storm drainage and hydrologic
and study for
drainage
improvements, such as on -site stormwater
the Project
patterns, or
retention basins, that conform to the City's master
the rate and
hydrology and storm drain improvement program
amount of
as well as implement regional and local
surface
requirements, policies and programs.
runoff
I
I
I
I
-2-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Prior to the initiation of any construction activity
Provide NOI
Regional Water
Prior to the
on the project site, a Notice of Intent (NOI), Storm
and
Quality Control
issuance of any
Water Pollution Prevention Plan (SWPPP), and
verification
Board
grading permits
Monitoring Plan will be filed with the RWQCB
that it was
under the general NPDES construction permit.
sent to
The SWPPP shall include Best Management
RWQCB
Practices (BMPs) in compliance with the NPDES
program requirements.
Any existing groundwater wells located on the site
Review of
City of La
Prior to the
that are no longer in use shall be abandoned in
construction
Quinta
issuance of any
accordance with Federal, State, and local laws and
plans
grading permits
regulations prior to the issuance of building
permits.
Design of new roads, golf courses, man-made
Review of
City of La
Prior to the
ponds, common landscape areas, storm water
site, storm
Quinta
issuance of
basins, and other facilities shall incorporate proper
drainage and
grading permits
engineering controls to channel storm and
landscape
irrigation runoff into detention/ retention facilities
plans
that are sized to accommodate design year storms
and that incorporate filtration systems or other
devices to reduce the potential for herbicides,
pesticides, fertilizers, and other contaminants to
percolate to groundwater or surface water runoff.
Water from
Prior to operation of the golf course, the golf
Receipt of
City of La
Prior to the
golf course
course operator shall prepare a Golf Course
Goff Course
Quinta
issuance of
operation
Management Plan that includes an irrigation plan,
Management
operation permit
would
water usage plan, and chen-tical management plan
Plan
contain
in order to reduce, to the extent feasible, golf
pollutants
course irrigation runoff and percolation into the
that impact
groundwater basin.
groundwater
quality
-3-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Air Quality
Construction
Construction equipment shall be phased and
Review of
City of La
Prior to issuance
activity
operated in a manner to ensure the lowest
construction
Quinta
of grading
generates
construction -related pollutant emission levels
management
permit
vehicular air
practical, and shall require the use of water trucks,
plan
quality
temporary irrigation systems and other measures
pollutants
which will limit fugitive dust emissions during
site disturbance and construction.
The following measures shall be implemented to
Review of
City of La
Prior to the
reduce construction related traffic congestion:
construction
Quinta.
issuance of
0 Configure construction parking to minimize
management
grading permit
traffic disturbance
plan
0 Minimize obstruction of through -traffic lanes
0 Provide flag person to ensure safety at
construction sites, as necessary
0 Schedule operations affecting roadways for
off-peak traffic hours
0 Provide rideshare incentives to construction
personnel
Emissions of
A PM10 Management Plan for construction
Review of
City of La
Prior to issuance
PM10 would
operations shall be submitted prior to the issuance
dust control
Quinta
of grading
exceed the
of grading permits. The plan shall include dust
plan
permit
thresholds of
management controls such as:
significance
0 Water site and equipment morning and
during
evening
construction
* Spread soil binders on site, unpaved roads,
and parking areas
0 Re-establish ground cover on construction site
through seeding and watering
9 Pave construction roads, where appropriate
0 Operate street -sweepers on paved roads
adjacent to site
Air quality control measures identified in the
Review of
Citv of La
Prior to issuance
Coachella Valley PM10 State Implementation Plan
dust control
Quinta
of grading
shall be implemented.
plan
permit
-4-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Operation of
Timeshare and golf facility construction shall
Review of
City of La
Prior to issuance
the proposed
utilize solar or low emission water heaters to
construction
Quinta
of occupancy
project
reduce natural gas consumption and emissions.
and site
permit
would result
plans
in increased
Timeshare and golf facility construction shall
air pollutant
utilize built-in energy -efficient appliances to
emissions.
reduce energy consumption and emissions.
Shade trees shall be provided in close proximity to
Timeshare, hotel and golf facility structures to
reduce building heating/cooling needs.
Timeshare and golf facility construction shall
utilize energy -efficient and automated controls for
air conditioners to reduce energy consumption
and emissions.
Timeshare and golf facility construction shall be
constructed using special sunlight -filtering
window coatings or double -paned windows to
reduce thermal gain or loss.
Timeshare and golf facility construction shall
utilize automatic lighting on/off controls and
energy -efficient lighting (including parking areas)
to reduce electricity consumption and associated
emissions.
Timeshare and golf facility construction shall use
light-colored roofing materials in residential
construction as opposed to dark roofing materials.
Bus stops shall be positioned at locations on and
Review of
City of La
Prior to issuance
adjacent to the site to be determined in
construction
Quinta
of grading
coordination with the bus transit service provider
and site
permit
that will serve the project area. Bus stops should
plans
be generally located 1/4 mile walking distance
from Timeshare units.
-5-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
The golf course shall design on -site circulation
Review of
City of La
Prior to issuance
plans for clubhouse parking to reduce vehicle
construction
Quinta
of grading
queuing.
and site
permit
plans
Transportation
Increases in
A traffic signal shall be installed at the Project
Warrant
Citv of La
Ongoing
and
local
entrance and Avenue 52, the Project entrance and
study
Quilita
Circulation
roadway
Jefferson Street and at the intersection of Avenue
volumes
54 and Jefferson Street when and if they are
would
warranted. The developer of the site shall be
incrementally
responsible for payment of a fair share of the cost
decrease
of installing these signals.
intersection
LOS
Biological
During
Efforts shall be made to ensure that all pesticides,
Review of
City of La
Prior to the
Resources
construction
fungicides, herbicides and fertilizers used during
Construction
Quinta
issuance of
and
the construction and operation of the Project Site
and
grading permits
landscaping
will not be harmful to wildlife.
Landscaping
activities,
plan
impacts to
contmon
wildlife
would occur
During
A construction plan shall be prepared and
Review of
City of La
Prior to the
construction
demonstrate, to the extent practicable,
Construction
Quinta
issuance of
and
construction activities that emit excessive noise
plan
grading permits
operation,
will be avoided adjacent to the hillside. In
there is a
addition, during grading and construction
potential
activities any blasting or pile -driving near the
impact to
hillside will not occur during the period from Jan.
Peninsular
1 through June 30th.
bighorn
sheep and
other wildlife
-6-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Potential
The landscape plan shall include only plants that
Review of
City of La
Prior to issuance
impact to
are non -toxic to wildlife. All exotic plans such as
project
Quinta
of building
Peninsular
tamarisk and fountain grass are prohibited.
landscape
permit
bighorn
Existing trees may remain.
plan
sheep from
increased
human
presence on
Project Site
A mountain toe -of -slope buffer/mitigation concept
Review of
City of La
Prior to issuance
plan has been prepared to protect peninsular big
construction,
Quinta
of grading
horn sheep, and other wildlife, from entering the
landscape
permit
non -mountainous portion of the site proposed for
and site plan
development. This concept plan illustrates a
(Agency
continuos buffer to the toe -of -slope in areas where
shall, to the
development could occur adjacent to the mountain
extent
edge. The concept plan delineates the location,
practical,
acreage and native plant species envisioned for the
widen the
mitigation area. This plan shall be incorporated
narrowest
into the project design and shall be subject to
points of the
review by the City prior to the issuance of grading
buffer areas
permits. A copy of this mountain toe -of -slope
to minimize
buffer/mitigation concept plan is available for
the impacts
review at the City of La Quinta Community
on the
Development Department.
hillside)
-7-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
If Bighorn Sheep enter onto the Project Site, an 8-
The Agency
City of La
Ongoing
foot fence (or the functional equivalent) between
shall
Quinta
the development and the hillside shall be
guarantee to
constructed. The gaps should be 11 centimeters
pay
(4.3 inches) or less. If determined necessary, the
the design
City shall construct temporary fencing while
and
permanent fencing is constructed. The fence shall
construction
not contain gaps in which Bighorn Sheep can be
costs for the
entangled. If the Agency transfer or disposes of
fencing, and
any of the property adjacent to the hillside, the
thatifthe
Agency shall reserve an easement sufficient for the
property
construction of fencing if needed in the future.
is
transferred,
it shall
require that
the
subsequent
owner bond
or posts
sufficient
security for
the
completion
of the fence
should it
arise in the
future.
Dogs shall not be permitted to be loose within the
Review of
City of La
Ongoing
project area, and shall be kept away from the
landscape
Quinta
hillside areas through appropriate signage and
and signage
fencing, where applicable.
plan
Access into the hillside area from the site will be
Review of
City of La
Prior to issuance
discouraged through the use of signs or barricades,
site and
Quinta, CDFG,
of occupancy
if necessary, unless the access is provided as part
signage plan
USFWS
permit
of a trail system that is approved by the USFWS
and CDFG.
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
There is a
The final design of the project shall insure that
Review of
City of La
Prior to the
potential
road and driveways are designed to minimize
site and
Quinta
issuance of
impact from
headlight shine from vehicles onto the hillside.
construction
grading permit
nighttime
plan
light on
wildlife
There is a
In all areas adjacent to the hillsides, non -glare glass
Review of
City of La
Prior to the
potential
shall be used in new construction. Exterior
site and
Quinta
issuance of
impact from
building lights shall not shine on the hillside.
construction
building permit
glare and
Exterior lighting shall be kept at the safest possible
plan
exterior
minimum intensity and aimed away from the
lighting on
hillside.
wildlife
All swirm-ning pools located on the Project Site
Review of
City of La
Prior to the
shall be fenced pursuant to City regulations.
construction
Quinta
issuance of
plan
grading permit
Potential
Prior to any construction or site preparation
Verification
City of La
Prior to the
impact to
activities that would impact the 3.4 acres of
of receipt of
Quinta, CDFG
issuance of
mesquite
mesquite hummock, the agency or project
financial
grading pern-dt
hummock
developer shall enter into a Memorandum Of
security
habitat
Understanding (MOU) with CDFG and an
instrument
appropriate non-profit organization whose
and copy of
purpose is to acquire and manage land for the
the MOU
purpose of protecting special status plants and
wildlife. This MOU shall provide the organization
chosen the financial resources necessary to
purchase and manage 3.4 acres of mesquite
hummock in the Willow Hole area or in another
area where the habitat is contiguous and large
preserves already protect much of this habitat type.
The exact location and cost shall be determined
through consultation with CDFG and the selected
organization.
-9-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Potential
Prior to the commencement of on -site grading, a
Receipt of
City of La
Prior to the
impact to
404 permit shall be obtained, if legally required, for
required
Quinta, CDFG,
issuance of
areas under
alteration of areas under the ACOE jurisdiction. In
permits
ACOE
grading permit
the
addition, if development activities are to take place
jurisdiction
within streambeds or drainages under the
of the ACOE
jurisdiction of the CDFG, a streambed alteration
and the
agreement shall first be obtained, if legally
CDFG
required.
Hazards
Exposure to
Prior to the demolition or renovation of the on -site
Proof that a
City of La
Prior to the
asbestos is a
single family residence, asbestos containing
qualified
Quinta.
issuance of
significant
materials (ACM) shall be removed in accordance
demolition
demolition
impact
with current regulatory guidelines.
team has
permit
been retained
Noise
Construction
Between May 1 and September 30, all construction
Review of
City of La
Prior to the
noise would
activities on the project site shall only occur
construction
Quinta
issuance of
impact local
between the hours of 6:00 AM and 7:00 PM
plans
grading permit
residents and
Monday through Friday, and from 8:00 AM to 5:00
sensitive
PM on Saturday, and shall be prohibited on
receptors
Sundays and public holidays. Between October 1
and April 30, all construction activity on the
project site shall only occur between the hours of
7:00 AM and 5:30 PM Monday through Friday,
and from 8:00 AM to 5:00 PM on Saturday, and
shall be prohibited on Sundays and public
holidays. All operational activities of the Project
shall also be subject to the Noise Ordinance of the
City as well.
All construction equipment operating in the
Review of
City of La
Prior to the
planning area shall be fitted with well -maintained
construction
Quinta.
issuance of
functional mufflers to limit noise emissions.
plans
grading permit,
ongoing
throughout
construction
_10-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
To the greatest extent feasible, earth moving and
Review of
City of La
Prior to the
hauling routes shall be located away from existing
construction
Quinta
issuance of
residences.
plans
grading permit
The design, selection and placement of the
Review of
City of La
Prior to the
mechanical equipment for various buildings shall
construction
Quinta
issuance of
include consideration of the potential noise impact
plans
building permit
they may have on uses within the development
site.
Silencers and/or barriers shall be provided where
Review of
City of La
Prior to the
necessary at outdoor equipment, such as cooling
construction
Quinta
issuance of
towers, air cooled condensers and refrigeration
plans
building permit
compressors/ condenser units, and at the air intake
and discharge openings for building ventilation
systems.
Public
The
The Riverside County Fire Department, in its
Review of
Riverside
Prior to the
Services
proposed
review of new development proposals, shall
site and
County Fire
issuance of
project
evaluate project plans and the Department's
landscape
Department and
grading permit
would
ability to provide proper fire protection. This
plan
City of La
incrementally
review shall include, but shall not be limited to,
Quinta
increase
internal circulation, project directories, street
demand for
names, and numbering systems. New
service on the
developments shall comply with all City and Fire
Riverside
Department standards.
County Fire
Department
-11-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
The
The Riverside County Sheriffs Department shall
Review of
Riverside
Prior to the
proposed
review new development proposals in order to
site and
County Sheriff
issuance of
project
evaluate project plans and the Department's
landscape
Department and
grading permit
would
ability to provide adequate police protection. This
plan
City of La
incrementally
review should include, but not be limited to
Quinta
increase
internal circulation, project directories, street
demand for
names, and numbering systems. New
service on the
developments shall comply with all established
Riverside
City and Sheriff standards.
County
Sheriff
Department
Utilities and
The project
The most efficient furnaces, water heaters, pool
Review of
City of La
Prior to the
Service
would result
heaters and other equipment that use natural gas
construction
Quinta
issuance of
Systems
in an
shall be used in project construction. The use of
plan
building permits
incremental
kitchen appliances that use natural gas and
increase in
alternative, renewable energy sources, including
electrical
solar and wind turbine technologies shall also be
demand
used to the greatest extent feasible.
Title 24 of the California Administrative Code,
Review of
City of La
Prior to the
which addresses energy conservation in all
construction
Quinta.
issuance of
proposed uses shall be strictly enforced in project
plan
building permits
design and construction.
The use of
All planned uses shall be connected to the city-
Review of
Coachella Valley
Prior to issuance
septic
wide sewer system.
construction
Water District
of grading
systems in
plan
permit
the City
could result
in potential
impacts
Any existing or historic septic systems located on
Review of
Coachella Valley
Prior to issuance
the site shall be abandoned in accordance with
construction
Water District
of grading
Federal, State, and local laws and regulations prior
plan
and City of La
permit
to the issuance of building permits.
Quinta.
-12-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
The
A recycling program shall be developed for all
Receipt of
City of La
Prior to the
incremental
proposed uses. Recycling provisions for
recycling
Quinta
issuance of
increase in
commercial and business establishments should
program
occupancy
solid waste
include separate recycling bins. Items to be
permit
generation
recycled at commercial establishments may
could result
include white paper, computer legal paper,
in potential
cardboard, glass and aluminum cans.
impacts
Professional landscaping services from companies
Verification
City of La
Prior to the
which compost green waste shall be utilized.
that a
Quinta
issuance of
qualified
occupancy
landscaping
permit
service has
been retained
The
The Projects fair share of public utilities,
Verification
City of La
Prior to the
incremental
infrastructure and improvements required to
of receipt of
Quinta
issuance of
demand from
properly service the proposed uses shall be
financial
grading permit
the project on
determined through consultation with the City
security
utility
Department of Public Works and paid prior to the
instrument.
systems
issuance of grading permits.
could result
in potential
impacts
Aesthetics
The project
Landscape designs and materials that complement
Review of
City of La
Prior to the
area is
the native desert environment shall be utilized in
landscape
Quinta
issuance of
adjacent to a
project design and construction.
and design
grading permit
scenic area.
plans
Development
would alter
the aesthetic
nature of the
area
Overhead utility lines shall be undergrounded to
Review of
City of La
Prior to the
the greatest extent possible through the
design and
Quinta Public
issuance of
establishment of an undergrounding program and
site plans
Works and City
grading permit
guidelines subject to the review of the City
Engineer
Engineer and Public Works Department.
-13-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Signage shall be limited to the locations, sizes, and
Review of
City of La
Prior to the
maintenance requirements necessary to provide
design plan
Quinta
issuance of
functional identification.
grading permit
Safe, convenient vehicular and pedestrian
Review of
City of La
Prior to the
circulation, screened outdoor storage/loading and
landscape
Quinta
issuance of
other unsightly areas, protected and enhanced
and design
building permit
outdoor seating areas, appropriate lighting levels,
plans
limited signage, and landscaping designs that
preserve and enhance visual resources shall be
included in the design of any commercial area on
the Project Site.
Development proposed along designated scenic
Review of
City of La
Prior to the
highways, roadways and corridors shall be
landscape
Quinta
issuance of
reviewed for compatibility with the natural and
and design
grading permit
built environments to assure maximum viewshed
plans
protection and pedestrian and vehicular activity.
All grading and development proposed within
Review of
City of La
Prior to the
scenic viewsheds, shall be regulated to minimize
landscape
Quinta
issuance of
adverse impacts to these viewsheds. All grading,
and design
grading permit
development and landscaping plans shall be
plans
submitted to the City for review and approval
prior to the issuance of grading permits..
The project
Outdoor lighting shall be limited to the minimum
Review of
City of La
Prior to the
would
height, number of fixtures, and intensity needed to
design and
Quinta,
issuance of
introduce
provide sufficient security and identification in
site plans
Riverside
building permit
new sources
each development, making every reasonable effort
County Sheriff
of light and
to protect the community's night skies.
Department
glare that
would alter
the existing
nighttime
environment
-14-
Env. Issue
Area
Potential
Env. Impact
Mitigation Measure
Method of
Review
Verification
Responsible
Agency
Monitoring
Milestone
Verification of
Comp ance
Initial I Date I Remarks
Cultural
There is
During any ground altering activities associated
Verification
City of La
Prior to issuance
Resources
potential for
with project grading or construction, including
that a
Quinta
of grading
discovery of
demolition of existing modem structures and
qualified
permit
unidentified
facilities, the project area shall be monitored by a
historical
subsurface
qualified archaeological monitor. The monitor
consultant
cultural
shall have the authority to halt any activities
has been
resources
impacting potentially significant cultural resources
retained
during future
until the resources can be evaluated for
ground
significance and cleared or mitigated. The
altering
monitoring program shall also include
activities
consultation with the local Native American
representatives (e.g., Torres -Martinez and/or
Morongo Reservations).
-15-