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CC Resolution 2018-038 SP 1997-029, Amendment 5 - Centre at La QuintaRESOLUTION NO. 2018 - 038 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ENVIRONMENTAL ASSESSMENT 2017-0009, GENERAL PLAN AMENDMENT 2017-0001, TENTATIVE TRACT MAP 2017-0007, SPECIFIC PLAN 2017-0003 AND SITE DEVELOPMENT PERMIT 2017- 0012 FOR THE CENTRE AT LA QUINTA, LOCATED AT THE SOUTHWEST CORNER OF AUTO CENTER DRIVE AND LA QUINTA DRIVE. CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2017-0009 GENERAL PLAN AMENDMENT 2017-0001 SPECIFIC PLAN 2017-0003 TENTATIVE TRACT MAP 2017-0007 SITE DEVELOPMENT PERMIT 2017-0012 APPLICANT: SHOPOFF REALTY INVESTMENTS LP WHEREAS, the City Council of the City of La Quinta, California did, on the 3rd day of July 2018, hold a duly noticed Public Hearing to consider a request by Shopoff Realty Investments LP for approval of the Centre at La Quinto project, generally located at the southwest corner of Auto Center Drive and La Quinta Drive, more particularly described as: APN 600-340-049, 600-340-050, 600-340-051 and 600-340-052 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 2, 2018 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 121h day of June, 2018, hold a duly noticed Public Hearing and upon hearing and considering all testimony and arguments, if any, of all interested parties desiring to be heard, adopted Resolution 2018-007, recommending approval of the project to the City Council; and Environmental Assessment 2017-0009 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 JPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at La Quints Adopted: July 3, 2018 Page 2 of 8 did make the following mandatory findings pursuant to Section 9.250.010 of the Municipal Code to justify approval of Environmental Assessment 2017-0009 (Exhibit A): 1. As conditioned, the proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that all potential significant impacts have been mitigated to less than significant levels by the mitigation measures included in Environmental Assessment 2017-0009. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to a less than significant level. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources of the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Impacts which are individually limited or cumulatively considerable can be mitigated to be less than significant. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with traffic, noise and air quality can be mitigated to less than significant levels. General Plan Amendment 2017-0001 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings pursuant to Section 9.230.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of General Plan Amendment 2017-0001: Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at La Quints Adopted: July 3, 2018 Page 3 of 8 1. Internal General Plan Consistency. The amendment is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The amendment is consistent with Policies LU-4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. 2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety and general welfare. Impacts to residents associated with noise, traffic and air quality have been reduced to less than significant levels through the imposition of mitigation measures contained in EA 2017-0009. 3. General Plan Compatibility. The new designation is compatible with the designations on adjacent properties, insofar as the Medium High Density Residential of the project site will serve as a buffer between the Low Density Residential designation to the west, and the General Commercial designation to the east. 4. Property Suitability. The new designation is suitable and appropriate for the subject property, insofar as the property is flat and appropriate for residential development. 4. Change in Circumstances. Approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed, insofar as commercial markets are changing, and may not support such a use on the project site in the future. Specific Man (Amendment) 2017-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan, subject to the attached conditions of approval (Exhibit B): 1. Consistency with General Plan. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of 131 housing units and a future commercial Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at La Quinta Adopted: July 3, 2018 Page 4of8 development, consistent with the Medium High Residential and General Commercial land use designations, respectively. The amendment is consistent with Policies LU-4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. The project conceptual landscape design is consistent with Goal WR-1 as it will result in the efficient use and conservation of the City's water resources. 2. Public Welfare. Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare. Impacts to residents associated with noise, traffic and air quality have been reduced to less than significant levels through the imposition of mitigation measures contained in EA 2017-0009. 3. Land Use Compatibility. The proposed Specific Plan Amendment incorporates a land use that is compatible with zoning on adjacent properties. The Medium Density Residential development will provide a buffer between low density residential development to the west, and regional commercial development to the east. The commercial parcel on the north end of the property will be compatible with similar Regional Commercial developments to the north and east. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is local on an Arterial Street as well as collector and local roadways, and provides access to surrounding commercial development and transit services. Tentative Tract Map 2017-0007 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings to justify approval of said Tentative Tract Map, subject to the attached conditions of approval (Exhibit C): 1. Tentative Tract Map 37359 (TTM 2017-0007) is consistent with the La Quinta General Plan, and Specific Plan Amendment 2017-0003 as amended. The Tentative Tract Map is consistent with the Medium/High Density Residential Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at Lo Quints Adopted: July 3, 2018 Page 5 of 8 and the General Commercial land use designations as set forth in the General Plan, and as set forth in Specific Plan Amendment 2017-0003. 2. The design and improvement of Tentative Tract Map 37359 is consistent with the La Quinta General Plan, and Specific Plan Amendment 2017-0003 with the implementation of recommended conditions of approval. 3. The design of Tentative Tract Map 37359 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2017-0009 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because mitigation measures have been incorporated and will be implemented to reduce impacts to less than significant levels. 4. The design of Tentative Tract Map 37359 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development insofar as the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Tract Map 37359 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. Site Development Permit 2017-0012 Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at Lo Quinta Adopted: July 3, 2018 Page 6 of 8 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit, subject to the attached conditions of approval (Exhibit D): Consistency with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quints General Plan in that it will result in the development of 131 housing units and a future commercial development, consistent with the Medium High Residential and General Commercial land use designations, respectively. The amendment is consistent with Policies LU-4.1, LU-5.2, LU- 7.1 and LU-7.3, which allow flexibility in land use designations based on market forces and changes in development patterns. The project conceptual landscape design is consistent with Goal WR-1 as it will result in the efficient use and conservation of the City's water resources. 2. Consistency with Zoning Cade The proposed development, as conditioned, is consistent with the purpose and intent of the Medium Density Residential District as well as the development standards of the City's Zoning Code and Centre at La Quinta Specific Plan, as amended, in terms of site layout, product type, architectural style and landscaping. The project satisfies the District's intent to provide for the construction of multi -family residential land uses. The development standard and land use deviations may be approved with the Specific Plan Amendment. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2017-0009 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because mitigation measures have been incorporated and will be implemented to reduce impacts to less than significant levels. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural Resolution 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 Project: Centre at La Quinta Adopted: July 3, 2018 Page 7 of 8 details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, provide a harmonious transition between adjacent land uses, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case; SECTION 2. That the City Council hereby approves Environmental Assessment 2017- 0009, General Plan Amendment 2017-0001, Zone Change 2017-0001, Tentative Tract Map 2017-0007, Specific Plan 2017-0003 and Site Development Permit 2017-0012, subject to the conditions of approval attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on this the 3rd day of July 2018, by the following vote: AYES: Council Members Fitzpatrick, Peña, Radi, Sanchez, Mayor Evans NOES: None ABSENT: None Resolution No. 2018-038 EA 2017-0009; GPA 2017-0001; TTM 2017-0007 (TPM 37359); SP 2017-0003; SDP 2017-0012 The Centre at La Quinta Adopted: July 3, 2018 Page 8 of 8 ABSTAIN: None C LINDA EVANS, Mayor City of La Quinta, California ATTEST: MONIKA RADEVA, Acing Cii C�ferk City of La Quinta, California (City Sea[) APPROVED AS TO FORM: WILLIAKIRRKE, City Attorney City of La Quinta, California EXHIBIT A F I RSTCA R B a N SOLUTIONS TM RESOLUTION NO.2018-038 DRAFT Initial Study/Mitigated Negative Declaration La Quinta—The Centre at La Quinta (APN 600-340-048) Project City of La Quinta, Riverside County, California Prepared for: City of La Quinta Planning Division 78-495 Calle Tampico La Quinta, CA 92253 760.777.7125 Contact: Nicole Sauviat Criste, Consulting Planner Prepared by: FirstCarbon Solutions 250 Commerce, Suite 250 Irvine, CA 92602 714.508.4100 Contact: Frank Coyle, Project Director Cecilia So, Project Manager Report Date: March 5, 2018 NORTH AMERICA I EUROPE I AFRICA I AUSTRALIA I ASIA W W W.FIRSTCARBONSOLUTIONS.COM AN ADEC INNOVAT ON THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Table of Contents Table of Contents Acronymsand Abbreviations......................................................................................................... v Section1: Introduction......................................................................•--••••--••--•-•-•--•-••-----•--•--- .....-. 1 1.1- Purpose............................................................................................................................. 1 1.2 - Project Location................................................................................................................. 1 1.3 - Environmental Setting....................................................................................................... 1 1.4 - Project Description....................................................................—.................................. 2 1.5 - Required Discretionary Approvals................................................................................... 13 1.6 - Intended Uses of this Document..................................................................................... 14 Section2: Environmental Checklist.............................................................................................. 15 Section3: Environmental Evaluation............................................................................................ 17 1. Aesthetics.........................................................................,......................................... 17 2. Agriculture and Forestry Resources................................................................ .... 20 3. Air Quality ................. .,..................................... ....•................. ..................................... 23 4. Biological Resources................................................................................................... 36 5. Cultural Resources...................................................................................................... 44 6. Geology and Soils .............................. :..................................................................... ... 48 7. Greenhouse Gas Emissions ............. ................................. ..................................... 8. Hazards and Hazardous Materials.............................................................................. 60 9. Hydrology and Water Quality ............... —........... :.............................................. ......... 65 10. Land Use and Planning ............................................ -.......................................... ....... 75 11. Mineral Resources....................•................................................................................ 79 12. Noise ............ ................................................. .............................................................. 80 13. Population and Housing.. ..................................................... .......... ............... ........... .. 90 14. Public Services............................................................................................................ 92 15. Recreation.................................................................................................................. 97 16. Transportation/Traffic... ............................................................................................ 100 17. Tribal Cultural Resources........................................................•................................. 110 18. Utilities and Service Systems.................................................................................... 114 19. Mandatory Findings of Significance ....... ......... ........................................................ 120 Section4: References................................................................................................................. 123 Section5: List of Preparers......................................................................................................... 127 Appendix A: Air Quality Impact Analysis and Greenhouse Gas Analysis A.1- Air Quality Impact Analysis A.2 - Greenhouse Gas Analysis Appendix B: Biological Resource Assessment Technical Memorandum Appendix C: Phase I Environmental Site Assessment and Limited Soil Investigation Appendix D: Noise Impact Analysis Appendix E: Traffic Impact Analysis Appendix F: Hydrology Supporting Information Ftrst(araon Solutions Y:\Publications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND d— Table of Contents F.1- Water Quality Management Plan F.2 - Preliminary Drainage Study Appendix G: Cultural Due Diligence Appendix H: Geotechnical Investigation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration List of Tables Table1: SCAQMD Thresholds of Significance...............r................................................................:......23 Table 2: Construction Emissions Summary (Without Mitigation)...........................r..............................27 Table 3: Operational Emissions Summary (Without Mitigation).................r.r.......................................28 Table 4: Maximum Daily Disturbed Acreage ............... ..—...................................................................... 31 Table 5: Localized Construction Emissions (Without Mitigation)...........................................................31 Table 6: Regional Construction Emissions (With Mitigation).................................................................32 Table 7: Localized Construction Emissions (With Mitigation)...............................................................32 Table 8: Closest Known Active Faults....................................................................................................49 Table 9: Total Project Year 2019 Greenhouse Gas Emissions.................................................................56 Table 10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions.........................................................57 Table 11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction ........................58 Table 12: Intersection Analysis Locations............................................................................................101 Table 13: Roadway Segment Analysis Locations...................................................................................101 Table 14: Impact Criteria for Intersections Already Operating at LOS E or LOS F..................................102 Table 15: Summary of Intersection Operations...................................................................................105 Table 16: Summary of Roadway Segment Analysis.............................................................................106 List of Exhibits Exhibit 1: Regional Location Map............ ••.....................................................................................3 Exhibit 2: Local Vicinity Map Aerial Base................................................................................................5 Exhibit 3: Residential Site Plan................................................................................................................9 Exhibit4: Hotel Site Plan.......................................................................................................................11 iv FirstCarbon Solutions Y:\Publications\Client(PN-JN)\50D7\50070002\15MND\50070002 The Centre La Quin to ISM N4 dca City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Acronyms and Abbreviations ACRONYMS: ' • µg/m3 micrograms per cubic meter °F degrees Fahrenheit °C degrees Celsius (Centigrade) amsl above mean sea level ADT average daily traffic AP Alquist-Priolo ARB California Air Resources Board ASTM American Society of Testing and Materials BMP Best Management Practices CAAQS California Ambient Air Quality Standards CBC California Building Code CDFW California Department of Fish and Wildlife CEQA California Environmental Quality Act CERCLA Comprehensive Environmental Response, Compensation and Liability Act CERT Community Emergency Response Team CMP Congestion Management Program CNPS California Native Plant Society CVMSHCP Coachella Valley Multiple Specific Habitat Conservation Plan CVWD Coachella Valley Water District DAMP Drainage Area Management Plan DTSC California Department of Toxic Substances E+P Existing Plus Project EOC emergency operations center FEMA Federal Emergency Management Agency LOS level of service LQMC La Quinta Municipal Code MEP maximum extent practicable mph miles per hour MS4 municipal separate storm sewer (drain) systems MSHCP Multiple Species Habitat Conservation Plan NAAQS National Ambient Air Quality Standards NPDES National Pollution Discharge Elimination System PBS Peninsular Bighorn Sheep PRD Permit Registration Document RCRA Resources Conservation and Recovery Act FirstCarbon Solutions v Y:\PubliWtions\Cfient (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doo Acronyms and Abbreviations City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration RCTC Riverside County Transportation Commission RWQCB Regional Water Quality Control Boards SCAG Southern California Association of Governments SOl Sphere of Influence SWPPP Storm Water Pollution Prevention Plan SWRCB State Water Resources Control Board USFWS U.S. Fish and Wildlife Service UWMP Urban Water Management Plan V/C volume -to -capacity VOC volatile organic compounds WQMP Water Quality Management Plan vi FirstCarbon Solutions Y:\PubIhcatians\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND.doa City of La Quinto La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration SECTION 1: INTRODUCTION 1.1- Purpose Introduction The purpose of this Initial Study/Mitigated Negative Declaration (IS/MND) is to identify any potential environmental impacts from implementation of The Centre at La Quinta Project in the City of La Quinta, California. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15367, the City of La Quinta is the Lead Agency in the preparation of this IS/MND and any additional environmental documentation required for the project. The City has discretionary authority over the proposed project. The intended use of this document is to determine the level of environmental analysis required to comply with CEQA and to provide the basis for input from public agencies, organizations, and interested members of the public. The remainder of this section provides a brief description of the project location and the characteristics of the project. Section 2 includes an environmental checklist giving an overview of the potential impacts that may result from project implementation. Section 3 elaborates on the information contained in the environmental checklist, along with justification for the responses provided in the environmental checklist. 1.2 - Project Location The project is located at the central portion of the City of La Quinta, Riverside County, California (Exhibit 1) and identified by Assessor's Parcel Number (APN) 600-340-048. The City of La Quinta is bounded on the west by the cities of Indian Wells and Palm Desert, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and county lands to the south. The approximately 22-acre project site is vacant, situated within a primarily mixed commercial and residential area. The project site is located south of Auto Center Drive and east of Adams Street (Exhibit 2). Regional access to the site is provided via Highway 111, which is located approximately 1,230 feet north of the site. Local access to the site is provided via Adams Street and La Quinta Drive. 1.3 - Environmental Setting The project area currently consists of an irregularly shaped undeveloped lot. The project site is bound on the north by undeveloped land and Auto Centre Drive, followed by commercial development. To the south, the site is bounded by a residential development; to the east by La Quinta Drive, followed by commercial development; and to the west by Adams Street, followed by residential development. The project site is located on the United States Geological Survey (USGS) La Quinta, California 7.5 Minute Quadrangle map (USGS 2012). The property elevation ranges from approximately 51 feet above mean sea level (amsl) at the base of the property's southern -most retention basin, to approximately 69 feet amsl within the northern portion of the site. Surface drainage flows FirstCarbon Solutions Y:\Publications\Client (PN-1N )\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND doa Introduction City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration predominantly to the east-southeast toward the lower elevations. Except for the storm drainage system discharging into the existing retaining basin to the southeast, there are no storm drain pipes to connect to. The existing 5.9 acre-feet retention basin is located at the southeast corner of the project. The property has never been developed, with the exception of agricultural fields during the early 1960s until early 1970s. 1.3.1- General Plan The project site is located within The Centre at La Quinta Specific Plan area. According to the Specific Plan General Plan Land Use Map, the site is currently designated General Commercial (GC). This land use designation applies to the majority of commercial land on Highway 111 in the City. The full range of commercial uses can occur within this designation, ranging from supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. The project proposes to change the southwestern portion of the project site to Medium/High Density Residential (MHDR). 1.3.2 - Zoning According to the City of La Quinta Zoning Map, the site is currently zoned as CR (Regional Commercial). The CR district is intended to provide a broad range of goods and services serving the entire region. Representative land uses include corporate headquarters, regional service centers, research and development facilities, major community facilities, major medical facilities, overnight commercial lodging, entertainment, and automobile -oriented sales and services.' 1.4 - Project Description The proposed project will subdivide The Centre at La Quinta Specific Plan Planning Area II (PA II) into two separate land use areas: the northerly 2.8 acres of the site will remain General Commercial and the remaining 19.2 acres are proposed to be amended to a Medium High Density Residential General Plan land use designation and a Medium Density zoning designation. A new private access from Adams Street and La Quinta Drive is proposed, as well as a reconfiguration of an existing retention basin. The project site is currently designated General Commercial under the City's February 2013 General Plan. General Plan Amendment (GPA) 2017-001 will amend the land use designation to Medium High Density Residential (MHDR) on 19.2 acres of Planning Area II. Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will change the current zoning of the project site from Regional Commercial (CR) to Medium Density Residential (RM) on 19.2 acres of Planning Area II. City of La Quinta Municipal Code http://www.gcode.us/codes/laquinta/ FirstCorbon Solutions Y:\Publications\Client(PN-1N)\5007\5o07Do02\ISMND\50070002 The Centre La Quin to ISM N D. doa Source: Census 2000 Data, The CaSIL, FCS GIS 2016. FIRSTCARBON 5 2.5 0 5 Exhibit 1 SOLUTIONS'" � Miles Regional Location Map p 50070003 • 06/2017 1 1_regional.mxd CITY OF LA QUINTA • LA QUINTA—THE CENTRE PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION THIS PAGE INTENTIONALLY LEFT BLANK f*. !rq ;1r el � - .e .j�+,ray>�►�ihl,% .. 1 � T ,� ■rt r Blackha wk; Wy;,� ' uinta •��� / One Eleven High' Sc oal T� La Quinta y ,w t: [ •r'i Shopping +�w •u i ;�" i� ti ff y f Center w ri +►tip+ y • '` 'j�, SL +:� rev � � t• . ' a � r 't i .o ,:_ .I I,J..y yti„�• i � �'1.li�cil.f�r�,�i: I� �' � � :�� C� yY �t»•� :ram �r a :�..r... ;i -■. � � .ri i� �i! a�,� y s- Avenue 48' All Tmc . ��� i : i` i�:�. a v 11 ► i l►t_`��� F���Ijl%��� All r}�Wit 66 sfjChalla t r t � •ti ix THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Introduction The Specific Plan Amendment will allow for a mixed -use development consisting of commercial and residential uses. The commercial parcel is envisioned to contain a hotel with a parking lot along with an active use amenity (pool), and perimeter landscaping will complete the development. The residential parcel will allow medium -density detached one- and two-story residential condominium clusters with up to 131 homes. A primary gated entrance would be provided on Adams Street for visitors, residents and emergency access, with a secondary gate for resident and emergency access provided off La Quinta Drive. Specific Plan Amendment No. 5 will supersede Amendment No. 4. The Specific Plan is a regulatory document that, once adopted, serves as the Development Code for the Amendment area. Upon completion of the Specific Plan adoption process, future development must be consistent with the Specific Plan and any amendments thereto. The project also involves Tentative Tract Map (TTM) 2017-007, which will subdivide the project site for condominium purposes into three smaller numbered parcels and a 1.74-acre lettered parcel for the retention basin. The Tentative Tract Map will be reviewed by the Planning Commission, after which its recommendation will be reviewed by the City Council for final determination. The Site Development Permit is required by the City for final approval of the landscape design, architectural design, and site plan. The SDP requires separate public hearings before the Planning Commission and City Council. As shown on Exhibit 3, the project Applicant proposes to construct 131 residential dwelling units, each with private exterior yard areas. The project has internal open space lots, and private streets with a primary gated entrance on Adams Street (visitors and residents). A secondary access will be provided off La Quinta Drive. The project will include 362 parking spaces for use by the residential units. The community's proposed density is 6.92 units per net acre. The residential area allows residential units with a maximum density of 8 units per acre. The currently proposed project under this Specific Plan has been designed for medium -density detached residential condominiums. Ancillary uses include clubhouses, community pool/cabana, and common landscape areas. The northern parcel of the Specific Plan area is designated for commercial use and is intended to be developed with a hotel. As shown on Exhibit 4, the project Applicant also proposes to construct a 125-room hotel with a pool (Exhibit 4). The hotel will be three stories in height, with 13,500 square feet per floor, for a hotel building total of 40,500 square feet. The project will include 150 parking spaces for the use of hotel guests and employees. 1.4.1 - Architectural Features A Desert Contemporary architectural style will be utilized in the Specific Plan Area. The Desert Contemporary style is composed of simple, rectangular geometric forms with generous window areas accented by bold use of colors detailed by canopies and projects. Stucco is the dominant wall material, with massing changes, color blocking, and accent details providing interest. Flat roofs are typical but shallow -pitched roofs may also be utilized. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50070002 The Centre La Quinta ISMND d— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Introduction Initial Study/Mitigated Negative Declaration The residential development character reflects a neighborhood scale with building massing that does not overwhelm the street scene. A mix of one- and two-story massing is proposed to create a pleasant neighborhood environment and street scene. Residential clusters are permitted within the Specific Plan. A residential cluster allows homes to be clustered around a common driveway so that garages generally do not face the street. The benefits of the residential cluster concept include reducing the overall scale of the site, removing garages from the main circulation, and enhancing the pedestrian experience. Each home will have private backyard space and some will have roof decks. Variety in plan form height and massing provides for interest and diversity along the street. Architectural details and warm color palettes provide variation among the Desert Contemporary plans. The main recreation area includes a recreation building, pool, spa, and outdoor shared spaces. The recreation building will also have a Desert Contemporary architectural style. 1.4.2 - Utilities Potable Water The potable water system is operated and administered by the Coachella Valley Water District (CVWD), which extends service on the basis of approved designs and improvements constructed by the private developer. There are existing 18-inch water lines available in Adams Street, Auto Center Drive and La Quinta Drive, and a 12-inch water line in Auto Center Way South to provide water connections for development in the Specific Plan area. The project will connect to water lines in Adams Street, Auto Center Drive, and La Quinta Drive via 8-inch lines. Sanitary Sewage The sanitary sewage collection and treatment system in the City is operated and maintained by the CVWD, which extends service on the basis of approved designs and improvements constructed by the private developer. There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer line in Auto Center Drive for the development to connect to. The residential portion of the project will be served by 8-inch sewer mains and the hotel will be served by a 6-inch sewer main. Stormwater Drainage The preliminary grading and drainage concept of the development has been designed to reduce import and/or export of materials while also providing an effective system of drainage and stormwater management. The runoff from the developed areas at higher elevations will be directed to lower areas of the site where the existing stormwater retention basin is located. This basin is proposed to be reconfigured and made deeper to accommodate additional flows from the development. Stormwater runoff from a theoretical 100-year, 24-hour storm will be retained on -site within the stormwater retention basin in conformance with the City's current drainage policies. Emergency overflow provisions shall be provided at the southeast corner of the Specific Plan area. FirstCarbon Solutions YAPublicalians\Client(PN-IN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM NDgdoa 10-1 OW*1Vd lirf"M _ (IVDURV V10.01VNCIDM) HO _ J^ _ _ - 4 __ _ - - - - - - - - - - - - - - - I1 I if IVIlN3CISM 6'I 1�VJ 3"FJN16 ONL61Y3 ! I i � i Z O m u) wz `Q O_ r _O LLUi THIS PAGE INTENTIONALLY LEFT BLANK d y N N � g a N II W o ,i � zwo� aI Ifl tz LLj j _Li IW U 4 ' J Q I e w 1,013 .pe 1 Q+ I� A 0 z �g y� r •A i � Za j W (9 I S AVM 3NA33 cov z 0 5 Z) 5 Q J Q O F } z THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Electricity Introduction Electrical power will be provided by the Imperial Irrigation District to the site from the La Quinta Substation. Electrical power is currently available along Adams Street. Natural Gas Southern California Gas provides service adjacent to the site from its service mains along Adams Street, Auto Center Drive, and La Quinta Drive. Telephone Land -based telephone services are provided by Frontier Communications along Adams Street. Regionally, cellular service providers include AT&T, Verizon Wireless, Sprint, and others. Internet Internet service is provided via a host of currently available vendors, both land -based and cellular. Trash Refuse collection within the city limits is provided by Burrtec Waste Management. Refuse collection occurs in accordance with a schedule established by the franchisee and the City. 1.4.3 - Site Access Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive via the following driveways: • Adams Street by way of Driveway 1 (full access) • Auto Center Way South by way of Driveway 2 (full access) • Auto Centre Drive by way of Driveway 3 (full access) • La Quinta Drive by way of Driveway 4 (full access) 1.5 - Required Discretionary Approvals The City of La Quinta, as Lead Agency for the project, has discretionary authority over the project. In order to implement this project, the Applicant would need to obtain the following permits/approvals from the City of La Quinta, including but not limited to: • City Council approval of the Initial Study/Mitigated Negative Declaration • City Council approval of GPA 2017-2017-001 • City Council approval of Zone Change 2017-001 • City Council approval of the SPA 2017-003 • City Council approval of a Site Development Permit, which includes approval of: - The Site Plan FirstCarbon Solutions YAPublications\Client(PN-1N)\5007\500700D2\15MND\50070002 The Centre La Quinta ISM ND doa 13 Introduction - The Architectural Design - The Landscape and Lighting Design City of La Quinta La Quinta—The Centre at La Quinto (APN 600-340-048) Project Initial Study/Miogated Negative Declaration City Council approval of the Tentative Tract Map 2017-007 • City Council approval of the Final Tract Maps, Grading Plans and Building Permits 1.6 - Intended Uses of this Document This IS/MND has been prepared to provide the environmental analysis for the proposed project. This document will also serve as a basis for soliciting comments and input from members of the public and public agencies regarding the proposed project. The Draft IS/MND will be circulated for a minimum of 20 days, during which period comments concerning the analysis contained in the IS/MND should be sent to: Nicole Sauviat Criste, Consulting Planner City of La Quinta Planning Division 78-495 Calle Tampico La Quinta, CA 92253 Phone: 760.777.7125 Email: ncriste@la-quinta.org 14 FirstCarbon Solutions YAPuhlicatinn.\Client(PN-1N)\5007\50070002\ISMND\50070D02 The Centre La Quinta ISMNDA— City of La Quinta La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration SECTION 2: ENVIRONMENTAL CHECKLIST Environmental Factors Potentially Affected Environmental Checklist The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics Ll Agriculture and Forestry ® Air Quality Resources ® Biological Resources ® Cultural Resources ❑ Geology/Soils ❑ Greenhouse Gas ❑ Hazards/Hazardous Materials ❑ Hydrology/Water Quality Emissions ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ® Transportation/Traffic ® Tribal Cultural Resources ❑ Utilities/Services Systems ❑ Mandatory Findings of Significance Environmental Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measure based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Date: Signed: FirstCorbon Solutions YAPubU—i—,\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND d— F67 THIS PAGE INTENTIONALLY LEFT BLANK City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 1. Aesthetics Would the project: a) Have a substantial adverse effect on a scenic ❑ ❑ ® ❑ vista? b) Substantially damage scenic resources, including, ❑ ❑ ❑ but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? c) Substantially degrade the existing visual character ❑ ❑ ❑ or quality of the site and its surroundings? d) Create a new source of substantial light or glare ❑ ❑ ® ❑ which would adversely affect day or nighttime views in the area? Environmental Setting This section evaluates potential effects on aesthetic resources that may result from project implementation. Description and analysis are based on the La Quinta General Plan. The City enjoys views of the Santa Rosa, San Jacinto and San Bernardino mountains to the southwest, northwest and north, respectively. The site is located on the Valley floor, and has views of these ranges above surrounding development. The project site is located within The Centre at La Quinta Specific Plan area. The area surrounding the project site consists of commercial to the north and east, and residential uses to the south and west. The project site is an empty lot that has remained undeveloped for over 20 years. Environmental Evaluation Would the project: a) Have a substantial adverse effect on a scenic vista? Less than significant impact. Most of La Quinta is surrounded by the Santa Rosa and San Jacinto Mountains, which provide scenic resources. The project site is located approximately 7 miles east of the base of the San Jacinto Mountains and approximately 0.5 miles east of the Santa Rosa Mountains. The most prominent views of the mountains can be viewed from the project site on the Adams Street side when facing south and west. Firstcaraon Solutions 17 YAPubki tmn,\C1ient(PN-1N)\5007\50070002\ISMND\50070002 The Centre LaQuintaISMNDd— Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration The project site is located south of Auto Center Drive and East of Adams Street. The site is bounded to the south by a residential development, to the east by La Quinta Drive, followed by a commercial development and to the west by Adams Street, followed by residential development. The residential development located south of the project site is two -stories in height, and the residential development to the west comprises mainly one-story buildings. Increasing the amount of medium/high-density residential housing in the area will not have a significant impact from a distance. At their proximity to the project, the two-story residential dwelling units and three-story hotel may provide obstruction of views of mountains depending on the vantage point of the viewer. However, views from neighboring residential developments are toward the west and southwest, and the proposed project will not impact these views. The project will not be out of character or scale with surrounding development, and will not adversely affect distant views of scenic vistas. As such, impacts would be less than significant. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? No impact. According to the La Quinta General Plan, the project is not located in an area that has scenic resources such as trees, rock outcroppings or historic buildings. While the City does contain known historic and prehistoric resources, these are not located close enough to the project site to be affected. The project site is a vacant lot that is zoned for regional commercial uses. The surrounding area is urbanized and comprises commercial and residential uses. The project is not located near an officially designated scenic highway. According to the California Scenic Highway Mapping System of the California Department of Transportation, the closest state scenic highway is SR-74 near the City of Palm Desert, approximately 6.4 miles west of the project site. Highway 111 is located 0.3 mile from the project site and is designated an eligible state scenic highway. According to the California Department of Transportation (Caltrans), an eligible scenic highway cannot be considered a scenic highway until the local jurisdiction adopts a scenic corridor protection program and receives approval from Caltrans. The project would not interfere with any state scenic highway, trees, rock outcroppings, or historic buildings within the City. c) Substantially degrade the existing visual character or quality of the site and its surroundings? No impact. The project site is located within The Centre at La Quinta Specific Plan area. According to the City of La Quinta Zoning Map, the site is currently designated CR (Regional Commercial). The project includes the construction of residential units and a commercial component which could be a three story hotel. The surrounding land uses consist of residential uses to the south and west, commercial uses to the east, and undeveloped land and commercial uses to the north. This development would not alter or degrade the visual character or quality of the site and its surroundings. The area surrounding the site currently comprises uses similar to those of the proposed project. By developing the vacant lot, the project would enhance the existing character by adding residential and commercial uses, as well as landscaping to the site. As such, impacts would be less than significant. 18 FirstCarbon Solutions YAPuhlicadons\Client(PN-1N)\5007\S0070002\ISMND\50070002 The Centre La Quinta ISMND.doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less than significant impact. The City of La Quinta is located within the boundaries of the Mount Palomar Nighttime Lighting Policy Area and the City has an Outdoor Light Control Ordinance (Municipal Code Chapter 9.100.150, Outdoor Lighting) to protect the night sky and prevent light impacts. The project will be required to comply with this ordinance. While the project will increase the lighting in the immediate area, it will not produce significant light or glare that would adversely affect day or nighttime views in the area. Although the proposed project would add additional lighting sources on -site, these new sources of lighting would be similar to existing lighting patterns in the area. As such, impacts would be less than significant and no mitigation is necessary. Mitigation Measures None. FirstCarbon Solutions Y:\Publimtions\Client(PN-JN(\5007\SC070002\ISMNO\50070002 The Centre La Quinta ISMND.d- 19 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinto (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 2. Agriculture and Forestry Resources In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ El Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, ❑ LJ ❑ or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section ❑ ❑ ❑ 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, ❑ ❑ ❑ to non-agricultural use or conversion of forest land to non -forest use? Environmental Setting This section evaluates potential effects on agricultural resources that may result from project implementation. The Coachella Valley was founded as a farming community in the 1880s. The area remained a robust center of agriculture until tourism began in the 1920s. The first residential community was developed in the 1930s, and the City has been expanded to accommodate a wide variety of uses such as agricultural, equestrian, tourism, and residential. The project site is located on an undeveloped lot in the City's urban core and has no history of agricultural or forestry uses. 20 FirstCarbon Solutions YAPuhlications\[lien[ (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND dam City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the State's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board (ARB). Environmental Evaluation Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No impact. According to the California Department of Conservation Farmland Mapping and Monitoring Program data from 2014, the eastern portion of La Quinta contains areas that are designated Farmland of Statewide Importance and Unique Farmland. The project site is located in an area that is designated Urban and Built-up Land by the Farmland Mapping and Monitoring Program. The project site is located within The Centre at La Quinta Specific Plan area and is currently designated General Commercial (GC). According to La Quinta's Zoning Map, the site is currently designated CR (Regional Commercial). There is no land identified in the City's 2035 General Plan as designated for agriculture or farming. Development of the currently vacant project site would not result in conversion of farmland to nonagricultural uses. As such, implementation of the proposed project would result in no impacts to farmland. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No impact. Less than 0.5 square mile of the City of La Quinta is designated Williamson -Act Prime Agricultural Land, which is located on low -density residential land in the eastern area of the City, at the intersection of Monroe Street and Avenue 54, according to the General Plan. The La Quinta 2035 General Plan does not designate any land for agricultural use. The project would not conflict with any existing zoning for agricultural use or Williamson Act contract, and no impact would occur. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No impact. The project site is zoned for commercial use. The City of La Quinta does not zone any lands as forest land, timberland, or timberland production. No impact would occur. FirstCarbon Solutions YAPublications\Client(PN-JN)\SW7\50070 2\ISMND\50070002 The Centre La Quinta ISMND.doa 11 Environmental Evaluation City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration d) Result in the loss of forest land or conversion of forest land to non -forest use? No impact. The project site is currently zoned for commercial use. There is no land designated forest land within the project site. There is no forest land in the City of La Quinta according to the City's zoning map. As such, there are no impacts related to forest land and no mitigation measures are necessary. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non - forest use? No impact. According to the City of La Quinta 2035 General Plan, the City's Sphere of Influence has approximately 1,832 acres of land designated Farmland of Local Importance, which represents approximately 22 percent of total land within the Sphere of Influence. Within the city limit, approximately 1,214 acres are designated Farmlands of Local Importance. There are no lands designated or zoned for agricultural use or forest land located on or in the vicinity of the project site. The project site is a vacant lot surrounded by residential and commercial uses. No impacts related to farmland or forest land would occur. Mitigation Measures None, 22 FirstCarbon Solutions YAPublications\Client(PN-JNI\5007\50070002\15MND\50070002 The Centre La Quinta ISMND dam City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 3. Air Quality Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Violate any air quality standard or contribute ❑ ❑ ® ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net ❑ ❑ ® ❑ increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ 0 ❑ pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ® ❑ substantial number of people? Environmental Setting This analysis is based on the Air Quality Impact Analysis report prepared by Urban Crossroads dated November 13, 2017. The report is contained in Appendix of this IS/MND. The project site is located in the northern region of the Salton Sea Air Basin (SSAB) within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD has developed regional and localized significance thresholds for regulated pollutants, as summarized in Table 1. The SCAQMD's CEQA Air Quality Significance Thresholds indicate that any projects in the SSAB with daily emissions that exceed any of the indicated thresholds should be considered having an individually and cumulatively significant air quality impact. Table 1: SCAQMD Thresholds of Significance Pollutant Construction Operations Regional Thresholds NO. 100 Ibs/day 100 Ibs/day VOC 75 Ibs/day 75 Ibs/day FirstCorbon Solutions 23 Y:\P,b11ut1ons\C11ent (PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dna Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Table 1 (cont.): SCAQMD Thresholds of Significance Pollutant Construction Operations PM,,1 150 Ibs/day 150 Ibs/day PM2 5 55 Ibs/day 55 Ibs/day SOX 150 Ibs/day 150 Ibs/day CO 550 Ibs/day 550 Ibs/day Lead 3 Ibs/day 3 Ibs/day Localized Thresholds NO. 248 Ibs/day (site preparation) N/A 266 Ibs/day (grading) CO 1,796 Ibs/day (site preparation) N/A 1,961 Ibs/day (grading) PMlo 11 Ibs/day (site preparation) N/A 12 Ibs/day (grading) PM25 7 Ibs/day (site preparation) N/A 7 Ibs/day (grading) Notes: NO■ = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide PM10 = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less PM25 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers Source: SCAQMD CEQA Handbook (SCAQMD 1993). The significance criteria established by the air quality management district is relied upon to make the following determinations. Environmental Evaluation Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? Less than significant impact. The proposed project is located within the SSAB, in Riverside County. The SCAQMD regulates the Riverside County portion of the SSAB. The 2016 Air Quality Management Plan (AQMP) was released in March 2017. The 2016 AQMP continues to evaluate current integrated strategies and control measures to meet the National Ambient Air Quality Standards (NAAQS), as well as explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co -benefit programs from other sectors, and 24 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMNO\50070002 The Centre la Quinta ISM ND.dod City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation developing a strategy with fair -share reductions at the federal, state, and local levels.2 The Project's consistency with the AQMP was determined using the 2016 AQMP. Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and Section 12.3 of the SCAQMD's CEQA Air Quality Handbook (1993) (24). These indicators are discussed below: • Consistency Criterion No. 1: The proposed project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. Construction Impacts Consistency Criterion No. 1 refers to violations of the California Ambient Air Quality Standards (CAAQS) and NAAQS. CAAQS and NAAQS violations would occur if regional emission thresholds were exceeded. As shown in Table 2, the project's construction -source emissions would not exceed applicable SCAQMD's regional thresholds of significance. Operational Impacts The project regional analysis demonstrates that project operational -source emissions would not exceed applicable thresholds as shown in Table 3, and would therefore not result in or cause violations of the CAAQS and NAAQS. On the basis of the preceding discussion, the project is determined to be consistent with the first criterion. • Consistency Criterion No. 2: The Project will not exceed the assumptions in the AQMP based on the years of Project build -out phase. Overview The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local general plans adopted by cities in the air district are provided to the Southern California Association of Governments (SCAG), which develops regional growth forecasts that are then used to develop future air quality forecasts for the AQMP. Development consistent with the growth projections in a city's General Plan is considered consistent with the AQMP. Construction Impacts Peak day emissions generated by construction activities are largely independent of land use assignments, but rather are a function of development scope and maximum area of disturbance. South Coast Air Quality Management District. Final 2016 Air Quality Management Plan (AQMP). Website:.http:Hwww.agmd.gov /docs/default-source/clea n-air-plans/air-quality-management-plans/2016-ai r-q ua lity-management-plan/fi na I-2016- aqmp/final20l6agmp.pdf?sfvrsn=ll. Accessed March 2017. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50070002 The Centre La Quin la ISM ND.doa 25 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Irrespective of the site's land use designation, development of the site to its maximum potential would likely occur, with disturbance of the entire site occurring during construction activities. Operational Impacts The current General Plan and Zoning designations of the property are General Commercial and Regional Commercial, respectively. A GPA and zone change are proposed as part of the project to allow for medium -density residential uses on 19.2 acres of the site, and commercial uses on the remaining 2.8 acres of the site. The project would result in significantly fewer vehicle trips and consequently fewer emissions than if the project site were to be developed to the extent allowable under the current commercial land use and zoning designations, as discussed in Section 16, Transportation/Traffic, below. Furthermore, the project would not exceed the applicable SCAQMD regional and localized thresholds for construction -source and operational -source activity. AQMP Consistency Conclusion The project would not result in or cause NAAQS or CAAQS violations, would not exceed the growth projections for the project area, and would not exceed the applicable SCAQMD regional and localized thresholds. The project is therefore considered consistent with the AQMP. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less than significant impact. This section addresses regional criteria pollutant impacts. The non - attainment regional pollutants of concern are ozone, and PM10. Ozone is a regional pollutant formed by a photochemical reaction in the atmosphere and not directly emitted into the air. Ozone precursors, such as volatile organic compounds (VOC) and nitrogen oxides (NOx), react in the atmosphere in the presence of sunlight to form ozone. Therefore, the SCAQMD ozone threshold is based on the emissions of the ozone precursors VOC and NO,. This impact section includes analysis of, and significance determinations for, those pollutants. The concentration and operational emissions from the project were estimated using the California Emissions Estimator Model (CaIEEMod Version 2016.3.1). Construction Emissions Construction emissions result from on -site and off -site activities. On -site emissions principally consist of exhaust emissions from the heavy-duty off -road construction equipment, on -site motor vehicle operation, and fugitive dust (mainly PM2.5 and PM10) from disturbed soil. Off -site emissions are caused by motor vehicle exhaust from delivery and haul truck vehicles, worker traffic, and road dust (mainly PM2.5 and PM1o). The majority of this fugitive dust will remain localized and will be limited to the atmosphere around the project site. However, the potential for off -site impacts from fugitive dust exists unless control measures are implemented to reduce the particulate emissions from this source prior to leaving the project site. SCAQMD Rules that are currently applicable during construction activity for this project include, but are not limited to: Rule 1403 (Asbestos); Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur 26 FirstCorbon Solutions V:\Publications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND do City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Fuel); Rules 403 and 403.1(Fugitive Dust) and Rule 1186 (Street Sweepers) .3,4,5,6 The project would be required to prepare a fugitive dust control plan to comply with SCAQMD Rule 403.1. The proposed mixed -use project consists of medium density residential homes and a commercial site, which may develop as a 125-room hotel. Project construction is assumed to start in January 2018, with operations commencing in 2020. All of the construction assumptions are included in the November 13, 2017 Air Quality Impact Analysis provided by Urban Crossroads. The project's estimated maximum daily construction emissions without mitigation are summarized in Table 2. Table 2: Construction Emissions Summary (Without Mitigation) Emissions (pounds per day) Year VOc N% co sox PM20 PM2.1 2018 6.15 71.75 36.69 0.07 23.46 13.07 2019 55.72 ' 30.87 26.65 0.06 3.87 1.91 Maximum Daily 55.72 71.75 36.69 0.07 23.46 13.07 Emissions SCAQMD Regional 75 100 550 150 150 55 Threshold Threshold Exceeded? NO NO NO NO.. NO NO Notes: NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PMlo = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less; PM25 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers The maximum daily emissions are the maximum emissions compared from summer and winter seasons. Source of emissions: Urban Crossroads. As shown in Table 2, the maximum daily construction emissions without mitigation are below the recommended SCAQMD's regional thresholds of significance. Therefore, the project would not result in a significant impact during construction, and no mitigation is necessary. Operational Emissions Operational activities associated with the proposed project will result in emissions of VOCs, NOx, carbon monoxide (CO), sulfur oxides (SOx), PM2.5 and PM1o. Operational emissions would be expected from the following primary sources: - South Coast Air Quality Management District. Rule 1113. Architectural Coatings (Online). http://www.agmd.gov/rules/reg/regil/rlll3.pdf. ° RULE 431.2. Sulfur Content of Liquid Fuels. [Online] http://www.agmd.gov/docs/default- source/rule-book/rule-iv/rule-431- 2.pdf?sfvrsn=4. 5 RULE 403. Fugitive Dust. [Online] http://www aqmd.gov/docs/default-source/rule-book/rule- iv/rule-403.pdf?sfvrsn=4. RULE 1186. PM10 Emissions From Paved and Unpaved Roads, and Livestock Operations. [Online] http://www.agmd.gov/does/default-source/rule-book/reg-xi/rule-1186-1-less-polluting- sweepers.pdf?sfvrsn=4. FirstCarbon Solutions 27 Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50070002 The Centre La Quinta ISMND doa Environmental Evaluation s Area Source Emissions • Energy Source Emissions . Mobile Source Emissions City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Area source emissions include architectural coatings, consumer products (cleaning compounds, personal care products, detergents etc.), and landscape maintenance equipment. Natural gas combustion for heating and electricity usage is the main source of energy emissions. Project - related operational air quality impacts would derive primarily from vehicle trips generated by the project. Trip characteristics available from The Centre at La Quinta Traffic Impact Analysis (Urban Crossroads, Inc.) were utilized in this analysis. The project's estimated maximum daily operational emissions are summarized in Table 3 Table 3: Operational Emissions Summary (Without Mitigation) Emissions (pounds per day) Operational Activities —Scenario voc NOx CO Sox PM10 PM2.1 Area Source 18.42 2.46 35.56 0.07 3.55 3.55 Energy Source 0.14 1.21 0.77 7.47E-03 0.09 0.09 Mobile Source 5.17 33.48 46.56 0.16 10.60 2.95 Total Maximum Daily Emissions 23.73 37.15 82.89 0.24 14.24 6.59 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Notes: NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PMlo = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less; PM25 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers The maximum daily emissions are the maximum emissions compared from summer and winter seasons. Source of emissions: Urban Crossroads. The Air Quality Impact Analysis report evaluated 152 residential dwelling units, which is more conservative than the currently proposed 131 residential dwelling units. As such, the analysis represents a highly conservative estimate of greenhouse gas impacts. As shown in Table 3, the project's operational -related emissions would not exceed the SCAQMD's regional thresholds of significance for any of the criteria pollutants. Therefore, the project would result in a less than significant impact, and no mitigation is necessary. c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? Less than significant impact. 28 FirstCarbon Solutions YAPublications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND.do City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation The project area is designated a non -attainment area for ozone, PMlo and PM2.5. The SCAQMD has published a report on how to address cumulative analysis impacts from air pollution: White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution.' In this report, the SCAQMD clearly states (page D-3): ... the AQMD uses the same significance thresholds for project specific and cumulative impacts for all environmental topics analyzed in an Environmental Assessment or EIR. The only case where the significance thresholds for project specific and cumulative impacts differ is the Hazard Index (HI) significance threshold for toxic air contaminant (TAC) emissions. The project specific (project increment) significance threshold is HI > 1.0 while the cumulative (facility -wide) is HI > 3.0. It should be noted that the HI is only one of three TAC emission significance thresholds considered (when applicable) in a CEQA analysis. The other two are the maximum individual cancer risk (MICR) and the cancer burden, both of which use the same significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project specific and cumulative impacts. Projects that exceed the project -specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project -specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project -specific thresholds are generally not considered to be cumulatively significant. Therefore, this analysis assumes that individual projects that do not generate construction or operational -related emissions that exceed the SCAQMD's regional daily thresholds of significance would also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. Alternatively, individual project -level construction and operation emissions that exceed the SCAQMD thresholds of significance would be considered cumulatively considerable. As shown in Table 2 and Table 3, the project's construction and operational related emissions would not exceed the applicable SCAQMD regional thresholds. Therefore, the proposed project would have a less than significant impact related to criteria pollutant emissions on both a project -level and cumulative basis. d) Expose sensitive receptors to substantial pollutant concentrations? Less than significant impact with mitigation incorporated. Sensitive Receptors Those individuals who are sensitive to air pollution include children, the elderly, and persons with preexisting respiratory or cardiovascular illness. For purposes of CEQA, the SCAQMD considers a White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. [Online] South Coast Air Quality Management District, 2003. http://www.agmd.gov/docs/default-source/Agendas/Environmental-Justice/cumulative-impacts- working-group/cumulative-impacts-white-paper.pdf. FirstCarbon Solutions Y:\Publications\Client (PN-1N)\5007\50070002\ISMN 0\50070002 The Centre La Quinta 151AND-dou 29 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration sensitive receptor to be a location where a sensitive individual could remain for 24 hours, such as residences, hospitals, or convalescent facilities (SCAQMD 2009). Commercial and industrial facilities are not included in the definition because employees do not typically remain on -site for 24 hours. However, when assessing the impact of pollutants with 1-hour or 8-hour standards (such as NO2 and carbon monoxide), commercial and/or industrial facilities would be considered sensitive receptors f o r those purposes. The closest sensitive receptors are the existing residences 25 meters south of t h e project site. Localized Significance Threshold Analysis —Criteria Pollutants Localized Significant Thresholds (LSTs) were developed in response to the SCAQMD Governing Board's environmental justice (EJ) initiatives (EJ initiative 1-4), recognizing that criteria pollutants such as CO; NO),; and PMlo and PM2.5 in particular can have local impacts as well as regional impacts. The goal of significance thresholds is to ensure that no source creates, or receptor endures, a significant adverse impact from any project. LSTs represent the maximum emissions or air concentrations from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard, at any nearby sensitive or worker receptor. The SCAQMD has divided the Air Basin into 36 Source Receptor Areas. These Source Receptor Areas are designated to provide a general representation of the local meteorological, terrain, and air quality conditions within the particular geographical area. To facilitate the localized assessment process, the SCAQMD provides a series of look -up tables that contain LSTs for each Source Receptor Area within the Air Basin. The localized assessment methodology limits the emissions in the analysis to those generated from on -site activities. If on -site construction emissions exceed the LSTs, then the project would be considered to have a significant air quality impact. The project is located within Source Receptor Area 30. The nearest sensitive receptors along the project site would be located approximately 25 meters south of the project site. The analysis makes use of methodology included in the SCAQMD Final Localized Significance Threshold Methodology.$ The California Emissions Estimator Model (CaIEEMod) calculates construction emissions from the number of equipment hours and the maximum daily disturbance activity possible for each piece of equipment. In order to compare CaIEEMod reported emissions against the localized significance threshold lookup tables, project design features or mitigation measures should contain the following parameters: 30 1. The off -road equipment list (including type of equipment, horsepower, and hours of operation) assumed for the day of construction activity with maximum emissions. 2. The maximum number of acres disturbed on the peak day. 3. Any emission control devices added onto off -road equipment. 4. Specific dust suppression techniques used on the day of construction activity with maximum emissions. SCAQMD. Localized Significance Thresholds Methodology. S.I. South Coast Air Quality Management District, 2003. FirstCarbon Solutions YAPublications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND.da City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Table 4 is used to determine the maximum daily disturbed -acreage for use in determining the applicability of the SCAQMD's LST look -up tables. Table 4: Maximum Daily Disturbed Acreage Construction Equipment Phase Equipment Type Quantity Site Rubber Tired 3 Preparation Dozers Crawler Tractors 4 Graders 0 Scrapers 0 Total acres graded per day during Site Preparation Grading Rubber Tired 1 Dozers Crawler Tractors 2 Graders 1 Scrapers 2 Total acres graded per day during Grading Source: Urban Crossroads. Acres graded per Operating Hours Acres graded 8 hour day per Day per day 0.5 8 1.5 0.5 8 0.5 8 1 8 0.5 8 0.5 0.5 1 8 8 8 2 0 0 3.5 0.5 1 0.5 2 4 As shown in Table 4, the project could actively disturb approximately 3.5 acres per day during the site preparation phase and 4 acres per day during the grading phase of construction. As such, the SCAQMD look -up tables are utilized to determine the appropriate thresholds for a 3.5-acre disturbance and 4-acre disturbance using linear regression, in accordance with SCAQMD recommendations. As a conservative measure, the SCAQMD's screening look -up tables are utilized in determining impacts. As previously noted, a 25-meter receptor distance is utilized to determine the LSTs for emissions of CO, NO,,, PMlo, and PM2.5. Table 5 identifies the localized impacts at the nearest receptor location in the vicinity of the project without mitigation. It should be noted that the impacts prior to mitigation measures take credit for reductions from standard regulatory requirements such as Rule 403. Table 5: Localized Construction Emissions (Without Mitigation) Emissions (pounds per day) On -Site Site Preparation Emissions NO■ CO PMla PM2.5 Maximum Daily Emissions 71.70 23.76 23.31 13.03 j SCAQMD Localized Threshold 248 1,796 11 7 L7 FirstCarbon Solutions Y:\Publications\Client(PN-1NA5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.doa Environmental Evaluation City of Lo Quints La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Table 5 (cont.): Localized Construction Emissions (Without Mitigation) Emissions (pounds per day) On -Site Site Preparation Emissions NO, co PMlo PMz 5 Threshold Exceeded? NO NO YES YES Maximum Daily Emissions 71.27 35.73 12.64 6.38 SCAQMD Localized Threshold 266 1,961 12 7 Threshold Exceeded? NO NO YES NO Source: Urban Crossroads. As shown, emissions during construction activity would have the potential to exceed SCAQMD's LSTs for emissions of PMlo and PM2.5. However, requiring all off -road construction equipment greater than 150 horsepower used during site preparation and grading activities to be ARB certified tier 3 or better, would reduce emissions to below the thresholds. Therefore, Mitigation Measure (MM) AIR-1 is included to reduce the potential localized impact. Table 6 shows the maximum daily regional construction emissions with implementation of Mitigation Measure AIR-1. Table 7 shows the localized impacts at the nearest receptor location in the vicinity of the project with implementation of Mitigation Measure AIR-1. Table 6: Regional Construction Emissions (With Mitigation) Emissions (pounds per day) Year VOC NO Co sox PM10 PM'.' 2018 4.09 34.04 41.36 0.07 9.05 5.03 2019 55.72 30.87 26.65 0.06 3.49 1.91 Maximum Daily Emissions 55.72 34.04 41.36 0.07 9.05 5.03 SCAQMD Regional 75 100 550 150 150 55 Threshold Threshold Exceeded? NO NO NO NO NO NO Source: Urban Crossroads. Table 7: Localized Construction Emissions (With Mitigation) Emissions (pounds per day) On -Site Site Preparation Emissions NOx CO PMlo PM'.' Maximum Daily Emissions 27.05 30.31 8.90 4.99 SCAQMD Localized Threshold 248 1,796 11 7 32 FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\ISMND\5007DD02 The Centre La Quinta ISM ND.do City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial5tudy/Mitigated Negative Declaration Environmental Evaluation Table 7 (cont.): Localized Construction Emissions (With Mitigation) On -Site Site Preparation Emissions Threshold Exceeded? Maximum Daily Emissions SCAQMD Localized Threshold Threshold Exceeded? Source: Urban Crossroads 201T. Emissions (pounds per day) NO■ CO PMio PM,., NO NO NO NO 33.97 40.40 5.15 2.79 266 1,961 12 7 NO NO NO NO The modeling results summarized above show that, with implementation of Mitigation Measure AIR- 1, emissions during construction activity would not exceed any of the applicable LSTs. Localized Significance -Long-term Operational Activity The proposed project involves the construction and operation of 131 dwelling units and a 125-room hotel. According to SCAQMD LST methodology, LSTs would apply to the operational phase of a proposed project, if the project includes stationary sources, or attracts mobile sources that may spend long periods queuing and idling at the site (e.g., transfer facilities and warehouse buildings). The proposed project does not include such uses; thus, because of the lack of significant stationary source emissions, no long-term localized significance threshold analysis is needed. CO Hotspot Analysis As discussed below, the project would not result in potentially adverse CO concentrations or "hot spots" It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when i d I i n g at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the SCAB is now designated as being in attainment. CO concentrations in the project vicinity have steadily declined, as indicated by historical emissions data presented in the June 2, 2017 Air Quality Analysis provided by Urban Crossroads. To establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO hot spot analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and afternoon time periods. This hot spot analysis did not predict any violation of CO standards. Further detailed information regarding CO hot spots is discussed in the November 13, 2017 Air Quality Impact Analysis contained in Appendix A of this IS/MND. !-1rsmoraon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMNO\50070002 The Centre La Quinta ISM NO doa 33 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration The Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future vehicle emission rates, a given project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour or 24,000 vehicles per hour where vertical and/or horizontal air does not mix —in order to generate a significant CO impact.9 At buildout of the project, the highest average daily trips on a segment of road would be 52,300 daily trips on the south leg of Washington Street and Highway 111, which is significantly lower than the highest daily traffic volumes generated at the busiest intersection in the CO "hot spot" analysis. The proposed project would not produce the volume of traffic required to generate a CO hot spot either in context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO threshold considerations. Therefore, CO "hot spots" are not an environmental impact of concern for the proposed project. Localized air quality impacts related to operational mobile -source emissions would therefore be less than significant. e) Create objectionable odors affecting a substantial number of people? Less than significant impact. Land uses that are sources of objectionable odors that may affect substantial numbers of people include wastewater treatment facilities, landfills, refineries, chemical manufacturing facilities, feedlots, and dairies. Odors can cause a variety of responses. The impact of an odor often results from interacting factors such as frequency (how often), intensity (strength), duration (time), offensiveness (unpleasantness), location, and sensory perception. The proposed project does not include odor emitting land uses. During construction, the various diesel -powered vehicles and equipment in use on -site would create localized odors. These odors would be temporary and would not likely be noticeable beyond the project's site boundaries. Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, construction -source odor emissions would be temporary, short term, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction -source odor impacts are therefore considered less than significant. Potential sources of operational odors generated by the project would include disposal of miscellaneous refuse. SCAQMD Rule 402 acts to prevent occurrences of odor nuisances.lo Consistent with City requirements, all project -generated refuse would be stored in covered containers and removed at regular intervals in compliance with solid waste regulations. Potential operational -source odor impacts would therefore be considered less than significant. ' BAAQMD CEQA Guidelines. May 2017. Website: http://www.baagmd.gov/—/media/files/planning-and-research/ceqa/ceqa _guidelines_may20l7-pdf.pdf?la=en. 10 South Coast Air Quality Management District. RULE 402. Nuisance. [Online] May 7, 1976. [Cited: November 13, 2013.] Website- http://www.aqmd.gov/rules/reg/reg04/r4O2.pdf. 34 FirstCarbon Solutions YAPublications\Client (PN-JN)\5m7\50070002\ISMND\50070002 The Centre La Quinta ISM ND. dom City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Mitigation Measures MM AIR-1 During site preparation and grading activities, all off -road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. FirstCarbon Solutions Y:\Publlcatlons\Client(PN-1N(\5007\50070002\ISMND\50070D02 The Centre La Quinta ISM ND -do 35 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 4. Biological Resources Would the project: a) Have a substantial adverse effect, either directly ❑ ❑ ❑ ❑ or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian U ❑ ❑ habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally ❑ ❑ ❑ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of ❑ ❑ ❑ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? e) Conflict with any local policies or ordinances ❑ ❑ [] ❑ protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted ❑ ❑ ❑ Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Environmental Setting The analysis provided below is based on the Biological Resource Assessment Technical Memorandum for Assessor's Parcel Number 600-340-048 at 79315 Highway 111, La Quinta, California, prepared by FirstCarbon Solutions (FCS) and included in Appendix B. 36 FirstCorbon Solutions Y:\PubIIcations\Client(PN-1N)\5007\50D700D2\ISMND\50070002 The Centre La Quinta ISM ND.d= City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Literature Review Environmental Evaluation An FCS biologist researched readily available information, including relevant literature, databases, agency web sites, various previously completed reports and management plans, Geographic Information System (GIS) data, maps, aerial imagery from public domain sources, and in-house records to (1) assess habitats, special -status plant and wildlife species, jurisdictional waters, critical habitats, and wildlife corridors that may occur in and near the project site, and (2) identify local or regional plans, policies, and regulations that may apply to the project. Plant and wildlife species protected by federal agencies, state agencies, and nonprofit resource organizations, such as the California Native Plant Society (CNPS), are collectively referred to as "special -status species."11 Some of these plant and wildlife species are afforded special legal or management protection because they are limited in population size, and typically have a limited geographic range and/or habitat. Field Survey Following the literature review, an FCS biologist conducted a reconnaissance -level biological survey on the project site. The survey included the following: • Habitat assessment and plant community mapping. • General plant survey. • General wildlife survey. • Jurisdictional assessment. • Wildlife movement evaluation. The pedestrian survey was conducted on foot during the daylight hours and covered all accessible areas of the project site. Observations were also made with aerial imagery. The biologist characterized the existing habitat and searched for the presence of sensitive plant communities, special -status plants and wildlife, jurisdictional areas, and potential wildlife corridors. Existing Site Conditions The parcel currently consists of an undeveloped property with uncultivated areas having a sparse cover of desert shrubs and weeds. The site is bordered by commercial (auto mall) and industrial uses to the north and east, and single-family and multi -family residential uses to the south and west. The project site consists primarily of land that has been disturbed from human activity. Disturbed lands are no longer recognizable as a native or naturalized vegetation association, but they continue to retain a soil substrate. The project site is moderately disturbed by construction activities, including light rough grading, excavation of three retention basins, existence of a large stormwater outfall basin, the installation of basic utility infrastructure, and creation of 1:1 berm slopes (possibly for wind erosion control) along the western, southern, and eastern boundaries. 11 Avian species protected by the Migratory Bird Treaty Act (MBTA) are not considered "special -status species." FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50010002\15MND\50070002 The Centre La Quinta ISMND d- 37 Environmental Evaluation Land Cover Types City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration The project site occurs within one vegetation community/land cover type: disturbed. Disturbed land is characterized as an area that has been physically disturbed (by previous legal human activity) and is no longer recognizable as a native or naturalized vegetation association, but continues to retain a soil substrate. Typically, vegetation, if present, is nearly exclusively composed of non-native plant species such as ruderal exotic species that take advantage of disturbance, or shows signs of past or present animal usage that removes any capability of providing viable natural habitat for uses other than dispersal. Vegetation within the project site consists of non-native plants, weeds and desert shrubs. Vegetation observed included salt cedar (Tamarisksp.), a highly invasive shrub species. Each of the three shallow retention basins is filled with new -growth salt cedar. Mature salt cedar is present in the stormwater outfall retention basin, and is the predominant vegetation type in the basin. The stormwater retention basin also supports one mature cottonwood tree (Populus fremontii ssp. fremontii) about 40 years old, and other large, invasive trees. The stormwater retention basin is about 15 to 20 feet in depth, with cooler temperatures than the rest of the site (up to 20 degrees Fahrenheit ['F] cooler, due to shading) and may function as an oasis for wildlife species. Special -Status Plants No listed, sensitive, or rare plant species were observed within the project site during the field survey. In addition, the literature review and field survey determined that the project site lacks suitable habitats, soils and/or other factors to support special -status plant species. Special -Status Wildlife No listed or sensitive wildlife species were observed within the project site during the field survey. In addition, the literature review and field survey concluded that none of the listed species in the wildlife inventory have more than a low potential to exist within the project site, due to a lack of certain suitable biological and physical features that are needed to adequately support them. However, habitat conditions create a moderate potential for four sensitive bird species to occur within the project site. The most likely possibility for feasible habitat on the parcel is within the stormwater outfall basin. The basin is 15 to 20 feet deep and supports a large cottonwood tree and other large, invasive trees; and it has a substantially cooler temperature than the rest of the site. The basin appears to function as an oasis and could at least temporarily support special -status bird species Crissal thrasher (Toxostoma crissole), yellow warbler (Setophogo petechia), yellow -breasted chat (Icteria virens), and summer tanager (Piranga rubra). These species have modeled habitat immediately adjacent to the parcel, and the outfall basin was alive with bird activity during the reconnaissance -level field survey. Jurisdictional Areas It was concluded that the project site does not contain federal or state wetlands, waters, or habitats that are potentially subject to the jurisdictional authority of the United States Army Corps of Engineers (USACE), the Regional Water Quality Control Board (RWQCB), or CDFW. The project site 38 FirstCarbon Solutions YAPuhlications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND,doa City of La Quinto La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation does contain three shallow, man-made water retention basins and one stormwater outfall retention basin with affiliated stormwater infrastructure. The overall project area has less than a 3 percent slope to the north. No standing or flowing water was present during the survey, but soil patterns and soil erosion patterns indicated that urban and stormwater runoff flows on the site at least intermittently. Erosion crevasses into the three man-made retention basins were also noted during the survey and are evident signs of water passage through the site. The stormwater culvert affiliated with the stormwater outfall retention basin was determined to measure approximately 18 inches in diameter and drains stormwater and urban runoff from the adjacent development into a storm grate, which routes any flowing water below ground and possibly off -site. The three retention basins do not appear to drain off -site (all approximately 4 to 5 feet in depth). The retention basins and stormwater retention basin are not under state or federal jurisdiction. Critical Habitats The literature review determined that the project site is not located within a designated or proposed critical habitat for listed plant or wildlife species. Wildlife Corridors The site is bordered by commercial and industrial uses to the north and east, and single-family and multi -family residential uses to the south and west. The literature review determined that the project site is not located within a CDFW designated Essential Habitat Connectivity Area or a Natural Landscape Block. The field survey determined that the project site does not function as a wildlife movement corridor. The project site does not contain wildlife travel routes, such as a riparian strip, ridgeline, or drainage; or wildlife crossings, such as a tunnel, culvert, or underpass. In addition, the project site is not located adjacent to, nor connects, large blocks of habitat. The project site does not represent a wildlife movement corridor because it is completely surrounded by other development, walls, fencing, and roadways. These permanent structures serve as significant barriers to wildlife movement through the project site and region. Nursery Sites The project site does not support resident or migratory fish species, and no native wildlife nursery sites or rookeries were observed within the project site during the field survey. Habitat Conservation Plan/Natural Community Conservation Plan The project site is located within the City of La Quinta and within areas covered by the Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan (CVMSHCP) in Riverside County. The project site is not located within or adjacent to a CVMSHCP designated conservation area. The CVMSHCP is a comprehensive, multi -jurisdictional regional plan focusing on conservation of species and their associated habitats to address biological and ecological diversity conservation needs, while development is simultaneously approved on non-federal lands in the Coachella Valley region of Riverside County. The City of La Quinta is a plan participant and a signatory to the Implementing Agreement. FirstCarbon Solutions YAPublications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND. doa 39 Environmental Evaluation Environmental Evaluation City of La Quints La Quints —The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration This section evaluates potential effects on biological resources that may result from project implementation. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less than significant impact with mitigation incorporated. No sensitive wildlife species were observed within the project site during the field survey and a majority of the sensitive species in the wildlife inventory do not have more than a low potential to exist within the project site. However, four sensitive bird species, Crissal thrasher, yellow warbler, yellow -breasted chat, and summer tanager, have a moderate potential to occur within the stormwater outfall basin and could potentially be impacted by the project. The project will remove the habitat within the basin. Crissal thrasher, yellow warbler, yellow -breasted chat, and summer tanager are CVMSHCP Covered Species. The City of La Quinta is a signatory to the Implementing Agreement and participant in the CVMSHCP through the contribution and funding of the Reserve System. Plan participants are Permittees of the Section 10(a) permit issued by the USFWS and the Natural Community Conservation Plan (NCCP) permit issued by CDFW for "take" of Covered Species in conformance with the CVMSHCP and the Implementing Agreement. Through this participation, incidental take of species is allowed because these actions have been mitigated for through the Reserve System. Accordingly, payment of Local Development Mitigation Fees by the project proponent, and compliance with the conditions of the CVMSHCP Permit authorization provides full mitigation for direct, indirect, and cumulative impacts on Crissal thrasher, yellow warbler, yellow -breasted chat, and summer tanager. Impacts to these sensitive birds are covered by the CVMSHCP and will be less than significant. While the project site is disturbed, it supports open space, shrubs, and trees that could potentially provide cover, foraging, and nesting habitat for resident and migratory birds. These birds are protected by the Migratory Bird Treaty Act (MBTA) and/or the California Fish and Game Code (§§ 3503, 3503.5, 3513, and 3800), which render it unlawful to take native breeding birds, and their nests, eggs, and young. The project has the potential to result in direct impacts on breeding birds, if project activities occur during the breeding bird season and birds are nesting within the project site and/or immediate vicinity at that time. Temporary direct impacts on breeding birds could occur from increased noise, vibration, and dust during construction, which could adversely affect the breeding behavior of some birds, and lead to the loss (take) of eggs and chicks, or nest abandonment. Impacts on nesting birds would be considered significant. Implementation of Mitigation Measure BIO-1 would help to avoid, eliminate, or reduce direct impacts on breeding birds to less than significant levels. 40 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\I5MND\50070002 The Centre La Quinta ISM ND.doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation With implementation of Mitigation Measure 131O-1 and payment of the Local Development Mitigation Fee, the project is anticipated to have no substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special -status species in local or regional plans, policies, or regulations, or by CDFW or USFWS. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No impact. Riparian habitats are those on, relating to, or near the banks of a river, stream, creek, spring, seep, pond or lake. The project site is disturbed and does not support aquatic features, wetlands, or jurisdictional areas necessary to support riparian vegetation. Sensitive plant communities (sensitive habitats) are communities that are of limited distribution statewide or within a county or region and are often vulnerable to environmental impacts of projects (CDFG 2009). No riparian habitat or other sensitive natural communities were observed on the project site; therefore, the project is not anticipated to have direct or indirect impacts on riparian habitats or other sensitive natural community identified in local or regional plans, policies, regulations, or by CDFW or USFWS. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No impact. The project site is disturbed and does not support aquatic features, wetlands or jurisdictional areas; therefore, the project is not anticipated to have direct or indirect impacts on federally protected wetlands as defined by section 404 of the Federal Clean Water Act (CWA). As it relates to the significance criterion, the project is anticipated to have no substantial adverse effect on federally protected wetlands through direct removal, filling, hydrological interruption, or other means. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? No impact. The project site does not contain and is not connected to an established wildlife corridor; therefore, the project is not anticipated to have direct or indirect impacts on wildlife corridors or wildlife movement. The project site does not support resident or migratory fish species or wildlife nursery sites; therefore, the project is not anticipated to have direct or indirect impacts on wildlife nursery sites. As it relates to the significance criterion, the project is not anticipated to interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors; or impede the use of native wildlife nursery sites. FirstCorbon Solutions 41 Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dom Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less than significant impact. The City of La Quinta General Plan Special Status Species map includes special -status species known to occur in the City or its Sphere of Influence. The project site is not located within the special - status species habitat areas. Lastly, the City of La Quinta does not have any tree ordinances in place. The impacts associated with the implementation of the proposed project with respect to local policies or ordinances protecting biological resources would be less than significant. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No impact. The project site is located within the CVMSHCP. Each project located within the plan area must be consistent with the CVMSHCP. The project site is not located within or adjacent to a CVMSHCP designated conservation area; therefore, the Land Use Adjacency Guidelines do not apply. In order to mitigate any potential impacts on plant and wildlife species covered by the CVMSHCP, the project proponent will comply with the CVMSHCP, the Implementing Agreement, and the City of La Quinta's Ordinance No. 487. This can be accomplished by paying a Development Mitigation Fee in full to the City of La Quinta before the issuance of a grading permit. The project proponent will submit the required Development Mitigation Fee. Complying with the CVMSHCP and paying the development mitigation fees gives plan participants full mitigation under the Federal Endangered Species Act (ESA), the California Endangered Species Act (CESA), the Native Plant Protection Act (NPPA), CEQA, and National Environmental Policy Act (NEPA) for impacts on plant and wildlife species covered by the CVMSHCP and their habitats; therefore, the project is not anticipated to conflict with the provisions of an adopted Habitat Conservation Plan (HCP), NCCP, or other approved local, regional, or state HCP. Mitigation Measures MM 13I0-1 Construction during Breeding Season and Pre -construction Breeding Bird Surveys To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. All ground -disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help 42 FirstCarbon Solutions YAPublications\Client )PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND, doa City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation to prevent birds from nesting within the project site during the breeding season and during construction activities. • If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. • If no breeding birds or active nests are observed during the pre -construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required. If an active bird nest is located during the pre -construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non -special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. • Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. FirstCarbon Solutions 43 Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND.doa Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial5tudy/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 5. Cultural Resources Would the project: a) Cause a substantial adverse change in the ❑ significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the ❑ [ j ❑ ❑ significance of an archaeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique ❑ ❑ ❑ ❑ paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those f J ❑ ❑ ❑ interred outside of formal cemeteries? Environmental Setting A due diligence assessment for the project site was conducted June 17, 2016. This due diligence investigation consisted of a California Historical Resources Information System (CHRIS) records search, a review of historic aerial photography and maps for the subject parcel, a Native American Heritage Commission (NAHC) Sacred Lands File Search, a paleontological literature review and localities database search, and a reconnaissance -level survey. The results of the records search indicate that roughly 85 percent of the 1-mile search radius has been previously studied for cultural resources and that the resulting understanding of the general region is thorough. The surrounding area has a high sensitivity for prehistoric resources and a moderate sensitivity for historic resources. The abundance of prehistoric sites within the 1-mile search radius is understandable considering the proximity to ancient Lake Cahuilla, a natural water source that would have had abundant plant and animal resources. The distribution of prehistoric sites lacks an identifiable pattern, since they seem to be dispersed evenly throughout the search radius. Such a sporadic pattern is common near ancient lake beds, whose shorelines expanded and receded over time creating large numbers of small settlements over expansive surface areas rather than concentrated locations. The only discernable concentration of prehistoric sites within the search radius is located to the northwest of the project area around the location of Whitewater River and Point Happy. This is likely because the natural streambed and adjacent defensible high point made this particular landform location a desirable long-term settlement location, even into more recent prehistoric times. 44 FirstCorbon Solutions YAPublicationAClient(PN-)N)\5007\50070002\15MND\50070002 The Centre La Quinta ISMND do City of La Quints La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Would the project: Environmental Evaluation a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? No impact. The project area itself has been studied in depth through surveys in 1992 and 1997 and monitoring during excavations and grading conducted in 1999/2000 and again in 2008 (Appendix G). FCS Archaeologist Coral A. Eginton, M.A., RPA, conducted a reconnaissance -level pedestrian survey of the project area on June 10, 2016. The survey was accomplished using parallel transects at 15- meter intervals. Photographs were taken during the survey, and notes on topography, soil composition, and natural resources within the project area were recorded in a field notebook. The entire project area was scrutinized for the presence of natural and historic features that may indicate the presence of archaeological sites. Where surface -level fill material had been eroded and underlying native soil was exposed, particular attention was paid to the depth of delineation and the composition of subsurface deposits. No ground disturbance or testing was authorized as part of this investigation, but where native soils were accessible and where bioturbation had disturbed sediments, hand screening and additional investigation were conducted. The pedestrian survey confirmed that the upper 3 feet of soil within the project area has been locally excavated and engineered to its current compaction (approximately 75 percent) (Appendix G). Therefore, the potential to encounter historical resources within the uppermost strata is virtually non-existent. No impacts are expected to occur. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? Less than significant impact with mitigation incorporated. The general area has been shown to be highly sensitive for prehistoric resources. The abundance of previously recorded cultural resources within the immediate vicinity of the project area exhibit no clear distribution pattern, which is likely due to the proximity of the project area to the boundaries of ancient Lake Cahuilla. Furthermore, two prehistoric resources have been previously recorded within the project area, indicating that the subject parcel itself has a high sensitivity to produce prehistoric resources. While these two sites no longer exist, they strongly suggest additional archaeological resources may be present in a subsurface context. Disturbance of these resources could result in significant impacts during grading activities. As such, implementation of Mitigation Measure CUL-1 is necessary to reduce impacts to less than significant levels. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less than significant impact with mitigation incorporated. On June 1, 2016, FCS requested that Dr. Samuel A. McLeod of the Los Angeles Natural History Museum conduct a paleontological literature review and localities database search for the proposed project area. A Vertebrate Paleontology Records Check letter report was received from Dr. McLeod on June 15, 2016 indicating that while there are no known fossil localities within the project area, there is a locality on record in similar FirstCarbon Solutions V:\Publications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM NO. doo 45 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration geological deposits exposed elsewhere in the region. The closest vertebrate fossil locality, that of a horse (LACM1269), was uncovered from older Quaternary Alluvium deposits 10 miles northwest of the project area in a drainage on the northwest side of Edom Hill near Seven Palms Valley. A copy of the paleontological letter report can be found in Attachment C of Appendix G. There are also vertebrate and invertebrate fossils associated with Lake Cahuilla in the upper sediments in the vicinity of the project. However, the upper three feet of the entire project is local fill material consisting of heavily impacted lake sediments. The paleontological records search determined that while the native topsoils have a low potential to yield significant fossilized material, the underlying older sediments may produce significant fossils. As such, implementation of Mitigation Measure CUL-2 is necessary to reduce impacts to less than significant levels. d) Disturb any human remains, including those interred outside of formal cemeteries? Less than significant impact with mitigation incorporated. Although the project site is not known to contain any human remains or burial grounds, the project area has been identified as highly sensitive for archaeological resources, which could include human remains. As such, implementation of Mitigation Measure CUL-3 is necessary to reduce impacts to less than significant levels. Mitigation Measures MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological 46 FirstCarbon Solutions Y:\PuhliwI.n,\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre la Quinta ISM ND. doa City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quin to ISM ND.doa 47 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 6. Geology and Soils Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as ❑ ❑ ❑ delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ® ❑ iii) Seismic -related ground failure, including ❑ ❑ ® ❑ liquefaction? iv) Landslides? ❑ ❑ ® ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ® ❑ topsoil? c) Be located on a geologic unit or soil that is ❑ ❑ ® ❑ unstable, or that would become unstable as a result of the project, and potentially result in on - or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table �❑ ❑ Q ❑ 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting ❑ ❑ ❑ the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Environmental Setting A geotechnica I investigation was prepared for the project site by Sladden Engineering (2017) and is included in Appendix H. Geotechnical investigations are intended to evaluate the engineering properties of the subsurface materials, to evaluate their in -situ characteristics, and to provide engineering recommendations and design criteria for sire preparation, foundation design, and the design of various site improvements. 48 FirstCarbon Solutions Y:\Publications\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Cluinta ISMND.dm City of Lo Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Seismically induced ground rupture is defined as the physical displacement of surface deposits in response to an earthquake's seismic waves. Ground rupture is most likely along active faults, and typically occurs during earthquakes of magnitude 5.0 or higher. Ground rupture only affects the area immediately adjacent to a fault. The proposed project is located in the highly seismic Southern California region within the influence of several fault systems that are considered to be active or potentially active. An active fault is defined by the State of California as a "sufficiently active and well defined fault" that has exhibited surface displacement within the Holocene epoch (about the last 11,000 years). A potentially active fault is defined by the State as a fault with a history of movement within Pleistocene time (between 11,000 and 1.6 million years ago). The site has been subjected to strong seismic shaking related to active faults that traverse through the region. Some of the more significant seismic events near the subject site within recent times include M6.0 North Palm Springs (1986), M6.1 Joshua Tree (1992), M7.3 Landers (1992), M6.2 Big Bear (1992) and M7.1 Hector Mine (1999). Table 8: Closest Known Active Faults Fault Name Distance (Km) Maximum Event San Andreas —Coachella 9.1 7.2* San Andreas —Southern 9.1 7.2* Burnt Mountain 28.1 6.5 Eureka Peak 29.6 6.4 San Andreas —San Bernardino 30.2 7.5' San Jacinto—Anza 33.8 7.2 San Jacinto —Coyote Creek 34.4 6.8 Pinto Mountain 48.6 7.2 Note: 8.2 for multiple -segment rupture The Alquist-Priolo Earthquake Fault Zoning Act was passed in 1972 to mitigate the hazard of surface faulting to structures for human occupancy. The Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. The Act requires the State Geologist to establish regulatory zones, known as "Alquist-Priolo (AP) Earthquake Fault Zones," around the surface traces of active faults and to issue appropriate maps. If an active fault is found, a structure for human occupancy cannot be placed over the trace of the fault and must be set back from the fault (typically 50 feet). Liquefaction describes the behavior of soils that, when loaded, suddenly suffer a transition from a solid state to a liquefied state, or having the consistency of a heavy liquid. Liquefaction can occur FirstCorbon Solutions Y:\Publications\Client(PN.JN(\5007\50070002\ISMND\50070002 The Centre La Quinta 15MNQdoa 49 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial5tudy/Mitigated Negative Declaration during vibratory conditions such as those induced by seismic event, under saturated conditions in soils, such as sand, in which the strength is purely frictional. A low relative density and loose consistency of the granular materials, shallow groundwater table, long duration, and high acceleration of seismic shaking are some of the factors that can cause liquefaction. Presence of predominately cohesive or fine-grained materials and/or absence of saturated conditions can preclude liquefaction. Liquefaction hazards are usually manifested in the form of buoyancy forces expected on structures during liquefaction, increase in lateral earth pressures due to liquefaction, horizontal and vertical movements of structures resulting from lateral spreading, and post - earthquake settlement of the liquefied materials. Environmental Evaluation Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No impact. Surface rupture is expected to occur along pre-existing, known active fault traces. However, surface rupture could potentially splay or step from known active faults or rupture along unidentified traces. Based upon review of Rogers (1965), Jennings (1994), CDOC (2017), and RCPR (2017), known faults are not mapped on or projecting towards the site. In addition, no signs of active surface faulting were observed during Sladden Engineering's review of non -stereo digitized photographs of the site and site vicinity (Google 2017). Finally, no signs of active surface fault rupture or secondary seismic effects (lateral spreading, lurching, etc.) were identified on -site during Sladden Engineering's field investigation. In addition, according to the City of La Quinta General Plan EIR Faults and Historical Seismicity Map, the project site is not located within an Alquist-Priolo Special Studies Zone. Therefore, risks associated with primary surface ground rupture should be considered "low," and there would be no impact. ii) Strong seismic ground shaking? Less than significant impact. As with all areas of Southern California, the project would be subject to strong ground shaking associated with seismic activity. The City of Quinta is located across the boundary of the Colorado Desert and Peninsula Ranges Provinces that include low-lying basins, northwest -trending valleys and mountain ranges.12 There are numerous earthquake -producing faults in this region, including the San Andreas Fault Zone (including the San Gorgonio Pass Thrust Fault), San Jacinto Fault Zone, Pinto Mountain Fault, faults in the Eastern California Shear Zone (including the Burnt Mountain, Eureka Peak, and Pisgah -Bullion Mountain -Mesquite Lake faults), and the Elsinore Fault. As stated in Impact 6a)i, the nearest fault to the project area is the San Andreas Fault, located 12 http://www.laquintaca.gov/home/showdocument?id=15858 La Quinta General Plan EIR 50 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50070002 The Centre La Quinta ISM ND.dom City of La Quints La Quinta—The Centre at Lo Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation approximately 6.44 miles to the northeast and capable of generating at least magnitude 6.7 (Richter scale) earthquakes. As previously addressed in Impact 6a)i, the project site is not located within an earthquake fault zone. In addition, the project would involve all new structures and would be required to conform to the seismic design parameters of the California Building Code (CBC). Compliance with the seismic design parameters as outlined in the most recent CBC would ensure habitable structures are built to a level such that they can withstand acceptable seismic risk and, therefore, would ensure that impacts would be less than significant. III) Seismic -related ground failure, including liquefaction? Less than significant impact. According to the City of La Quinta General Plan EIR Seismic Hazards Map, the project area is not located within areas of high or moderate liquefaction susceptibility. The project must comply with the most current California Building Code (CBC) in effect at the time building permits are issued. A geotechnical investigation was prepared that fully identifies any site - specific risk for liquefaction. The geotechnical report also outlines certain building recommendations in accordance with the CBC. Grading recommendations will be provided in a final report. As stated in the geotechnical investigation, according to the County of Riverside (RCPR 2017), the site is situated within a Moderate liquefaction zone. Based on Sladden Engineering's review of groundwater levels in the site vicinity (> 50 feet bgs; Tyley 1974), risks associated with liquefaction are considered negligible. Therefore, impacts would be less than significant. iv) Landslides? Less than significant impact. According to the geotechnical investigation prepared by Sladden Engineering (2017), no signs of slope instability in the form of landslides, rock falls, earthflows or slumps were observed at or near the subject site. The site is situated on relatively flat ground and not immediately adjacent to any slopes or hillsides. As such, risks associated with slope instability should be considered negligible. In addition, according to the City of La Quinta General Plan EIR Seismic Hazards Map, the project area is not located within an earthquake- induced slope instability zone, or in a liquefaction susceptibility zone. Therefore, project implementation would not expose people or structures to potential substantial adverse effects involving landslides. b) Result in substantial soil erosion or the loss of topsoil? Less than significant impact. The project site is currently an undeveloped lot. Within the Project area, there is a natural sand migration process called "blowsand" that has direct and indirect effects on air quality. Blowsand produces particulate matter (PM10) in two ways: (1) by direct particle erosion and fragmentation as natural PMlo, and (2) by secondary effects, as sand deposits on road surfaces. During the construction phase of the project, the area maybe exposed to soil erosion or the loss of topsoil. However, the project would comply with SCAQMD fugitive dust regulations (Rules 403 and FirstCarbon Solutions Y:\Publications\Client (PN-JN )\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND daa 51 Environmental Evaluation City of La Quinta La Quints —The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration 403.1) and would prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping Best Management Practices (BMPs). The project would be required to prepare a fugitive dust control plan to comply with Rule 403.1,and La Quinta Municipal Code Section 6.16. The project would also be subject to compliance with the National Pollutant Discharge Elimination System (NPDES) permitting process, since 1 or more acres of soil would be disturbed. Prior to the issuance of preliminary or precise grading permits, the project Applicant shall provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board (SWRCB). Such evidence shall consist of a copy of the NOI stamped by the SWRCB or RWQCB, or a letter from either agency stating that the NOI has been filed. In addition, prior to the issuance of grading permits, the Applicant shall prepare a SWPPP that complies with the Construction General Permit, and at a minimum will include the following: Discuss in detail the BIVIPs planned for the project related to control of sediment and erosion, non -sediment pollutants, and potential pollutants in non-stormwater discharges; • Describe post -construction BMPs for the project; the Applicant shall explain the maintenance program for the project's BMPs. Lastly, the Applicant shall list the parties responsible for the SWPPP implementation and the BMP maintenance during and after grading. The project Applicant shall implement the SWPPP and modify the SWPPP as directed by the Construction General Permit. Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, project implementation would result in a less than significant impact involving soil erosion or the loss of topsoil. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? Less than significant impact. According to the geotechnical investigation prepared by Sladden Engineering (2017), no fissures or other surficial evidence of subsidence were observed at the project site. With the exception of isolated tension zones typically manifested on the ground surface as fissures and/or ground cracks, subsidence related to groundwater depletion is generally localized with very little differential settlement over short distances, such as across individual buildings. The CVWD has publicly acknowledged regional subsidence throughout the southern portion of the Coachella Valley, and has indicated a commitment to groundwater replenishment programs that are intended to limit future subsidence. At this time, subsidence is considered a regional problem requiring regional mitigation not specific to the project. Following compliance with the City's Building Regulations, the recommendations of the geotechnical investigations prepared for the project and the 2016 CBC, project implementation would not expose people or structures to potential substantial adverse effects involving unstable geologic units or soils. As described above, 52 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\SW70002 The Centre la Quinta ISMND.dou City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation the site is not expected to be subject to liquefaction or landslide. Thus, impacts would be less than significant. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Less than significant impact. Expansive soils contain significant amount of clay particles that swell and shrink periodically when exposed to liquid and then dried. Generally, the soil on the project site consists of silty sand (SM) and sandy silt (ML). Based on the results of Sladden Engineering's laboratory testing (E12), the materials underlying the site are considered to have a "very low" to "low" expansion potential. Impacts would be less than significant. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No impact. The project does not propose the use of septic tanks. The sanitary sewage collection and treatment system in the City is operated and maintained by the CVWD, which extends service based upon approved designs and improvements constructed by the private developer. There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer line in Auto Center Drive for the development to connect to. The residential uses on the project site will be served by 8-inch sewer mains, and the hotel component will be served by a 6-inch sewer main. Therefore, no impacts would occur. Mitigation Measures None. FirstCarbon Solutions YAPuhlications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND d- 53 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 7. Greenhouse Gas Emissions Would the project: a) Generate greenhouse gas emissions, either ❑ ❑ ❑ ❑ directly or indirectly, that may have a significant impact on the environment? b) Conflict with any applicable plan, policy or ❑ ❑ ® ❑ regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Environmental Setting In April 2008, the SCAQMD, in order to provide guidance to local lead agencies on determining the significance of GHG emissions identified in CEQA documents, convened a "GHG CEQA Significance Threshold Working Group." The goal of the working group is to develop and reach consensus on an acceptable CEQA significance threshold for GHG emissions that would be utilized on an interim basis until ARB (or some other state agency) develops statewide guidance on assessing the significance of GHG emissions under CEQA. Initially, SCAQMD staff presented the working group with a significance threshold that could be applied to various types of projects —residential, non-residential, industrial, etc. However, the threshold is still under development. In December 2008, staff presented the SCAQMD Governing Board with a significance threshold for stationary source projects where it is the lead agency. This threshold uses a tiered approach to determine a project's significance, with 10,000 metric tons of carbon dioxide equivalent (MT COZe) as a screening numerical threshold for stationary sources. More importantly, it should be noted that when setting the 10,000-MT COze threshold, the SCAQMD did not consider mobile sources (vehicular travel); rather, the threshold is based mainly on stationary source generators such as boilers, refineries, power plants, etc. Therefore, it would be misleading to apply a threshold that was developed without consideration for mobile sources to a project where the majority of emissions are related to mobile sources. Thus, there is no SCAQMD threshold that can be applied to this project. In September 2010, the Working Group released additional revisions that consist of the following recommended tiered approach:13 . Tier 1 consists of evaluating whether or not the Project qualifies for applicable CEQA exemptions. L3 Greenhouse Gas CEQA Significance Threshold Stakeholder Working Group Meeting #15. South Coast Air Quality Management District. Diamond Bar 2010. 54 FirstCarbon Solutions YAPublications\Client )PN-1N)\5007\50070W2\ISMND\50070002 The Centre La Quinta ISMND doa City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation • Tier 2 consists of determining whether or not a Project is consistent with a greenhouse gas reduction plan. If a Project is consistent with a greenhouse gas reduction plan, it would not have a significant impact. • Tier 3 consists of screening values at the discretion of the lead agency; however they should be consistent for all projects within its jurisdiction. Project -related construction emissions should be amortized over 30 years and should be added back the Project's operational emissions. The following thresholds are proposed for consideration: - 3,000 MT CO2e per year for all land use types or - 3,500 MT CO2e per year for residential; 1,400 MT CO2e per year for commercial; or 3,000 MT CO2e per year for mixed -use projects e Tier 4 has the following options: - Option 1: Reduce emissions from business as usual by a certain percentage (currently undefined) - Option 2: Early implementation of applicable AB 32 Scoping Plan measures - Option 3: A project -level efficiency target of 4.8 MT CO2e per service population as a 2020 target and 3.0 MT CO2e per service population as a 2035 target. The recommended plan - level target for 2020 is 6.6 MT COze and the plan level target for 2035 is 4.1 MT CO2e • Tier 5 involves mitigation offsets to achieve target significance thresholds. Environmental Evaluation Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less than significant impact. The City of La Quinta has not adopted its own numeric threshold of significance for determining impacts with respect to greenhouse gas (GHG) emissions. A screening threshold of 4.8 MT CO2 per service population per year is used to determine whether a significant impact would occur. The project would be required to comply with the community -wide greenhouse gas reduction measures and programs for new development included in the City of La Quinta's Greenhouse Gas Reduction Plan. This approach is a widely accepted screening threshold used by numerous cities in the South Coast Air Basin and is based on the SCAQMD staff's proposed GHG screening threshold for stationary source emissions for non -industrial projects, as described in the SCAQMD's Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans (SCAQMD Interim GHG Threshold). The SCAQMD Interim GHG Threshold identifies a screening threshold to determine whether additional analysis is required.14 The project's estimated GHG emissions are shown in Table 9. 14 South Coast Air Quality Management District. Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans. http://www.aqmd.gov/hb/2008/December/081231a.htm. FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\15MND\50070D02 The Centre La Quinta ISMND dom 55 Environmental Evaluation City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Table 9: Total Project Year 2019 Greenhouse Gas Emissions Emission Source Annual construction -related emissions amortized over 30 years Area Energy Mobile Sources Waste Water Usage Total CO2E (All Sources) Service Population Total CO2e/Service Population SCAQMD Threshold (Service Population) Significant? Source: Urban Crossroads, 2017. Emissions (metric tons per year) coz CH4 NZO Total CO2e 24.86 4.47E-03 — 24.98 113.16 5.00E-02 2.23E-03 151.11 938.79 0.03 1.00E-02 942.73 2,476.367 0.17 — 2,481.02 50.10 2.96 — 124.11 81.74 0.43 1.00E-02 95.66 3,783.61 1,234 3.07 4.8 NO As shown on Table 9, the project would result in 3.07 MT COze per service population per year compared to the SCAQMD Tier 4 threshold of 4.8 MT CO2e per service population per year and thus would not exceed the SCAQMD screening threshold. As such, project -related emissions would not have a potential significant direct or indirect impact on GHG and climate change. b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Less than significant impact. La Quinta is committed to reducing GHG emissions within its jurisdiction and prepared a Greenhouse Gas Reduction Plan as a first step towards achieving the AB 32 goal. The City of La Quinta issued a draft version of Greenhouse Gas Emission Reduction Plan in July 2012, which was subsequently adopted in February 2013 as part of the 2035 General Plan update.15 The City has developed a GHG emissions inventory which establishes 2005 as the baseline year and projects future year emissions based on 2005 emission levels. La Quinta has set forth reduction targets consistent with AB 32 and aims to reduce CO2e emissions to 10 percent below 2005 levels by 2020 and 28 percent below 2005 by 2035. 15 City of La Quinta GHG Reduction Plan. July 2012. http://www.laquintaca.gov/home/showdocument?id=15955. 56 FirstCarbon Solutions Y:\Publications\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre L, Quinta ISM ND.doa City of La Quints La Quints —The Centre at La Quinta (APN 600-340-048) Project Initial Studv/Mitiaated Negative Declaration Environmental Evaluation The project's year 2005 baseline emissions were compared with the project's year 2035 emissions, as shown in Table 10. The summary of baseline emissions in Table 10 includes the construction - related GHG emissions as calculated for opening year. The proposed project's emissions for the baseline year would be 4,339.17 MT COZe per year and the project's 2035 emissions would be 3,001 MT COze per year. This yields a reduction of approximately 30.84 percent, which satisfies the City's GHG Reduction Plan target of a 28 percent reduction. As such, the project is considered consistent with the City of La Quinta GHG Reduction Plan. Table 10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions COZe Emissions Levels by Year (metric tons per year) Emission Source 2005 BAU 2035 Project Annual Construction -related emissions 24.98 24.98 amortized over 30 years Area 115.14 122.33 Energy Use 1,129.05 942.73 Mobile Sources 2,850.23 1,691.09 Waste 124.11 124.11 Water Usage 95.66 95.66 Tota 1 4,339.17 3,000.90 Reduction over BAU 30.84% Project Minimum Improvement 28.0% Meets Requirement? YES Consistency with AB 32 AB 32 requires California to reduce its GHG emissions by approximately 28.5 percent when compared to GHG emissions produced under a Business as Usual scenario.16 ARB identified reduction measures to achieve this goal asset forth in the ARB Scoping Plan. Thus, projects that are consistent with the ARB Scoping Plan are also consistent with the 28.5 percent reduction below business as usual required by AB 32. The ARB Scoping Plan recommendations serve as statewide measures to reduce GHG emissions levels. The Project would be consistent with the applicable measures established in the Scoping Plan, as shown in Table 11. 16 Assembly Bill 32: Global Warming Solutions Act. [Online] 2006. [Cited: November 13, 2013.] Website: http://www.arb.ca.gov/cc /ab32/ab32.htm. FirstCarbon Solutions Y:\Publication Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doa 57 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Table 11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction Number Scoping Plan Measure Remarks T-1 Pavley Motor Vehicle Standards Residents and employees would purchase vehicles (AB 1493) in compliance with then -current ARB vehicle standards. H-4 Limit High GWP Use in Consumer Residents and employees would use consumer Products products that would comply with then -existing regulations. H-1 Motor Vehicle Air Conditioning This specific measure is beyond the purview of any Systems —Reduction from Non- individual project. Notwithstanding, it is Professional Servicing reasonably expected that residents and employees would follow the law and not perform prohibited air conditioning repairs and would instead use professional servicing, as needed. T-4 Tire Pressure Program Motor vehicles driven by residents and employees would maintain proper tire pressure when vehicles are serviced. T-2 Low Carbon Fuel Standard Motor vehicles driven by residents and employees would use fuels that are compliant with existing standards. W-1 Water Use Efficiency GB-1 Green Buildings H-5 Air Conditioning Refrigerant Leak Test During Vehicle Smog Check E-1 Energy Efficiency Measures (Electricity) CR-1 Energy Efficiency (Natural Gas) GB-1 Greening New Residential and Commercial Construction 58 Development proposals within the project site would implement measures to minimize water use and maximize efficiency as required by the California Water Conservation in Landscaping Act of 2006 (AB1881), which requires the City to adopt the Department of Water Resources updated Water Efficient Landscape Ordinance. These requirements would apply to the Project. Development within the project site would be constructed in compliance with existing state or local green building standards. Motor vehicles driven by residents and employees would comply with the leak test requirements during smog checks. The project would comply with existing electrical energy efficiency standards. Development within the project site would comply with existing natural gas energy efficiency standards. Development proposals within the project site would comply with existing green building standards. FirstCarbon Solutions Y:\Publications\Client JPN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND data City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Consistency with SB 32 Senate Bill 32 (SB 32) requires the State to reduce statewide greenhouse gas emissions to 40 percent below 1990 levels by 2030, a reduction target that was first introduced in Executive Order B-30-15. The new legislation builds upon the AB 32 goal of 1990 levels by 2020 and provides an intermediate goal to achieving Executive Order S-3-05, which sets a statewide greenhouse gas reduction target of 80 percent below 1990 levels by 2050.v18 According to research conducted by the Lawrence Berkeley National Laboratory and supported by the ARB, California, under its existing and proposed GHG reduction policies, is on track to meet the 2020 reduction targets under AB 32 and could achieve the 2030 goals under SB 32.19 The project applicant would not interfere with any future City -mandated, state -mandated, or federally mandated retrofit obligations enacted or promulgated to legally require development citywide, statewide, or nationwide to assist in meeting state -adopted greenhouse gas emissions reduction targets, including that established under Executive Order S-3-05, Executive Order B-30-15, or SB 32. The project would not interfere with the State's implementation of (i) Executive Order B-30-15 and SB 32's target of reducing statewide GHG emissions to 40 percent below 1990 levels by 2030 or (ii) Executive Order S-3-05's target of reducing statewide GHG emissions to 80 percent below 1990 levels by 2050 because it would not interfere with the State's implementation of GHG reduction plans described in the ARB's Updated Scoping Plan, including providing for 12,000 megawatts of renewable distributed generation by 2020, the California Building Commission mandating net zero energy homes in the building code after 2020, or existing building retrofits under AB 758. Therefore, the project's impacts on greenhouse gas emissions in the 2030 and 2050 horizon years would be less than significant. Mitigation Measures None. Policy Matters Journal: A Student Publication from the Goldman School of Public Policy. New California Emissions Targets Spell Next Step in the State's Fight against Climate Change. [Online] September 1, 2016. http://www.policymattersjournal.org/sb32.html. le Senate Bill No. 32. [Online] September 8, 2016. https://Ieginfo.legislature.ca.gov/faces/bilINavClient.xhtml?bill_id=201520160SB32 19 Lawrence Berkeley National Laboratory. California's Policies Can Significantly Cut Greenhouse Gas Emissions through 2030. Lawrence Berkeley National Laboratory. [Online] January 22, 2015. http://newscenter.lbl.gov/2015/01/22/californias-policies-can- significantly cut -greenhouse -gas- emissions-2030/. FirstCarbon Solutions 59 YAPublications\Client(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.doo Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 8. Hazards and Hazardous Materials Would the project: a) Create a significant hazard to the public or the ❑ ❑ ❑ ❑ environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ❑ ® ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous L l ❑ ❑ or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of ❑ ❑ ❑ hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use ❑ ❑ ❑ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private ❑ ❑ ❑ airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere ❑ ❑ ❑ ❑ with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk ❑ ❑ ❑ of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Environmental Setting A Phase I ESA was prepared for the project site by EEI Geotechnical & Environmental Solutions (2016), and is included in Appendix C. Phase I ESAs are intended to identify potential environmental 60 FirstCarbon Solutions YAPuhlications\Client (PN-1N)\5007\50070003\ISMND\50070D02 The Centre La Quin to ISM ND doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation liabilities associated with the presence of hazardous materials, their use, storage, and disposal on and in the vicinity of a property, as well as any previous regulatory noncompliance that may have occurred on a property. The goal of a Phase I ESA is to identify the presence or likely presence of any hazardous substances or petroleum products on a property that may indicate an existing release, a past release, or a material threat of a release of any hazardous substance or petroleum product into the soil, groundwater, or surface water of the property. The ESA was prepared in accordance with the American Society of Testing and Materials (ASTM) standard practice ASTM 1527-13 standard. A hazardous material is any item or agent (biological, chemical, radiological, and/or physical), which has the potential to cause harm to humans, animals, or the environment, either by itself or through interaction with other factors. There are also hazardous materials found in common household items such as repellants, detergents, aerosols, etc. The federal government, state government, and local authorities help regulate the uses and transportation of many hazardous materials. Some agencies applicable to the project include the United States Environmental Protection Agency (EPA); the federal Comprehensive Environmental Response, Compensation and Liability Act (CERCLA); the California Department of Toxic Substances (DTSC); Resources Conservation and Recovery Act (RCRA); and the Cortese List (California Government Code Section 65962.5). The State of California also uses hazardous materials databases, such as GeoTracker and EnviroStor, to help map out active and closed hazardous waste sites. According to GeoTracker and EnviroStor, there are numerous hazardous waste materials sites within one mile of the project but all are closed. The project site itself is not located on a hazardous waste materials site. Environmental Evaluation Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than significant impact. The project would involve the routine transport, use, and disposal of hazardous materials throughout the construction phase. Potential hazardous materials transported, used, or disposed of during project construction would be limited to commonly used substances such as gasoline, diesel, oil, grease, mechanical fluids, paints, and cleaning solvents. To mitigate the potential for hazardous material impacts, the project would be required to comply with all applicable local, state, and federal regulations governing hazardous materials. Compliance with these regulations would ensure that hazardous material wastes generated during the construction process are disposed of properly by qualified professionals. Therefore, short-term, construction -related impacts would be less than significant. Once operational, the proposed project would result in the on -site use of common types of hazardous materials, such as cleaning and degreasing solvents, fertilizers, pesticides, and other materials used in the regular maintenance and landscaping of residential and hotel developments. Residential and commercial hotel uses are required to comply with existing hazardous materials FirstCarbon Solutions Y:\Publications\Client (PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doo 61 Environmental Evaluation City of La Quinto Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration regulations, and verification of compliance would be monitored by County and State agencies (such as the Riverside County Department of Environmental Health, Occupational Safety and Health Administration in the workplace or Department of Toxic Substances Control for hazardous waste). These potentially hazardous materials would not be of a type or occur in sufficient quantities to pose a significant hazard to the public and safety or the environment. The City of La Quinta adopted the California Fire Code, and regularly updates it, for the purpose of prescribing regulations governing conditions hazardous to life and property from hazardous materials or explosions (as well as fire). Compliance with existing safety standards related to the handling, use, and storage of hazardous materials, and compliance with the safety procedures mandated by applicable federal, state, and local laws and regulations (e.g., La Quinta Municipal Code ([LQMC]) Chapter 8.08, the Resource Conservation and Recovery Act, California Hazardous Waste Control Law, and principles prescribed by the California Department of Health Services, Centers for Disease Control and Prevention, and National Institute of Health) would be required by the City of La Quinta and the respective agencies with enforcement authority. For these reasons, hazardous materials used during project operation would not pose any substantial public health or safety hazards related to hazardous materials. The project would also comply with all existing regulations and procedures, including the Department of Transportation provisions regulating the transport of hazardous materials, would minimize risks to the maximum extent practicable. Therefore, project implementation would result in less than significant impacts. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less than significant impact. The proposed project includes the construction of 131 single-family residential units and a 125-room hotel. Based on the nature and quantity of the hazardous materials that would be used and stored during construction (e.g., diesel -fueled equipment, asphalt), and operation (e.g., household cleaners) of the project, it is unlikely that upset and accident conditions involving the release of hazardous materials into the environment would occur because the project would be required to comply with applicable laws. As indicated in Impact 8a) above, all hazardous materials would be handled in accordance with applicable laws. Asbestos -containing materials and lead -based paint are usually found in buildings constructed prior to 1978. Since the project site has been historically undeveloped, the presence of asbestos - containing materials or lead -based paint is not anticipated. In addition, EEI Geotechnical & Environmental Solutions preformed a Phase I ESA, which revealed no evidence of a Recognized Environmental Condition in connection with the subject property. Compliance with the established regulations would ensure that the project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Therefore, the project would have a less than significant related impact. 62 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070D02 The Centre la Quinta ISM ND doa City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? No impact. The project site is not located within 0.25 mile of an existing or proposed school. The nearest school is La Quinta High School, located approximately 0.54 mile northeast of the project site. The next closest school is Amelia Earhart Elementary School, which is located approximately1.03 miles northeast of the project site. Then follows John Glenn Middle School, located approximately 1.08 miles northeast of the project site. Because of the nature of the project, it is not anticipated that the future buildings would emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste in reportable quantities. Therefore, project implementation would result in less than significant impacts involving hazardous emissions or handling hazardous or acutely hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No impact. The California Department of Toxic Substances Control compiles a list, most commonly known as a Cortese List, of known sites containing hazardous materials. The project site is not listed as a known site containing hazardous materials; therefore, no impacts would occur. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes Airport and approximately 8.35 miles northwest of the Jacqueline Cochran Regional Airport. The project site is not located within an airport land use plan. Therefore, the project will not result in a safety hazard for people residing or working in the project area. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No impact. The project area is not located within the vicinity of a private airstrip that would result in a safety hazard for people residing or working in the project area. No impact is expected. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less than significant impact. The City currently contracts with Riverside County Fire Department for emergency services, and the City's Emergency Services Division is responsible for preparing the community for natural and manmade disasters and emergencies. The City is also involved in the Community Emergency Response Team (CERT) program. The CERT Program educates people about disaster preparedness for hazards that may impact their area, and trains them in basic disaster response skills such as fire safety, light search and rescue, team organization, and disaster medical operations. New residents of the project may allow for more volunteers for groups such as CERT. FirstCarbon Solutions 63 Y:\Publications\Client(PN-1N)\S007\50070002\ISMNO\50070002 The Centre La Quint, ISMNO do Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial StudylMitigated Negative Declaration The City prepared an Emergency Operations Plan to address emergency response, and has instituted the Code RED notification system to help notify the public, through telephone calls, about emergencies such as water contamination, evacuation notices, wildfires, bomb threats, hazardous spills, and other emergency situations.20 An emergency operations center (EOC) is the base of operation during emergency situations and is considered a critical facility. The La Quinta Civic Center building has been designated the City's primary EOC. The Riverside County Administrative Centers in Riverside and Indio, which have been designated the County's EOCs, and the County's mobile EOC may also be employed to provide assistance during an emergency. The proposed project would not impair the operation of EOCs or physically interfere with the emergency response plan. As such, the proposed project is expected to have a less than significant effect with an adopted emergency response plans or emergency evacuation plans. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? No impact. The project site is located within an urban area and not adjacent to wildlands. In addition, according to the CAL FIRE Riverside County Fire Hazard Severity Zone Map, the project site is not located within a Very High Fire Hazard Severity Zone. Therefore, project implementation would not expose people or structures to a significant risk involving wild land fires. Mitigation Measures None. '0 http://www.laquintaca.gov/home/showdocument?id=12446. 64 FirstCarbon Solutions YAPubilutionAClient (PN-)N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND doa City of Lo Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Issues 9. Hydrology and Water Quality Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off - site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? FirstCorbon Solutions V:\Publications\Client(PN-)N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doa Environmental Evaluation Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact Dl ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ CAI ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 65 Environmental Evaluation Environmental Setting Domestic Water Resources City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration CVWD provides domestic and irrigation water to the City and its Sphere of Influence. CVWD uses wells to extract groundwater, which naturally recharge from runoff from the mountains, as well as from CVWD groundwater recharge ponds located in the western Valley and south of the City in Martinez Canyon. The City and CVWD have implemented a number of conservation programs in recent years which have reduced consumption of domestic water. The City has also implemented water conservation measures in landscaping maintenance. Chapter 8.13 of the Municipal Code, Water Efficient Landscaping, provides detailed requirements for water conservation in landscaping of new and existing projects. In addition, California Green Building Code requirements provide for the use of water -efficient fixtures in new homes or businesses, or those which are undergoing major remodeling. These requirements extend to water features, fountains and lakes within projects, which can be a significant source of water loss, particularly due to the evaporation which occurs in the City's desert environment. Whitewater River Sub -basin The Coachella Valley is underlain by a substantial subsurface groundwater basin, or aquifer, in which groundwater has accumulated over millions of years, primarily from runoff from surrounding mountains. The aquifer is naturally subdivided by fault barriers into sub -basins, which are further divided into subareas. Most of the Coachella Valley, including the City of La Quinta, is underlain by the Whitewater River Sub -basin. It extends from Palm Springs to the Salton Sea, and is subdivided into a number of subareas. Water in the aquifer flows from the northwest to the southeast. The Lower Thermal subarea occurs under the City, and provides it with its primary source of domestic water. The subarea's water supply occurs at depths of 300 to 600 feet below the surface, and may extend to a depth of 1,000 feet. The Upper and Lower Thermal subareas together are estimated to contain 19.4 million acre-feet of water (1 acre-foot is equal to 325,851 gallons). Continued growth in the City and the region has resulted in an increased demand for domestic water. As a result, CVWD extracts more water from the Lower Thermal subarea than is naturally recharged into it every year — a condition known as overdraft. In April 2016, CVWD released the 2016/2017 Engineer's Report on Water Supply and Replenishment Assessment. The report concluded that the total outflow for the East Whitewater River Sub -basin in 2015 was 172,200 acre-feet, including total groundwater production, subsurface drainage outflow, and evapotranspiration. In 2015, total inflow for the East Whitewater River Sub -basin was 199,100 acre-feet, including natural inflow, non -consumptive return, and water replenished by CVWD at replenishment facilities. The annual balance is the total inflow less the total outflow for a gain of 26,900 acre-feet of water in storage in the sub -basin in 2015. Water Quality The Coachella Valley has generally good to excellent water quality, except where water tables in the Sub -basin are perched or semi -perched and groundwater contains high concentrations of dissolved solids. During seasonal rain events, stormwater—which travels over built surfaces such as parking lots and building rooftops —has the potential to be contaminated by oils, solvents, and chemicals. 66 FirstCarbon Solutions YAPublications\Client(PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND,doa City of La Quints Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation The City implements the requirements of the NPDES to assure that stormwaters are protected from pollutants. Groundwater quality may also be affected by long-term discharge associated with septic systems. These impacts are not anticipated because the project will be required to connect to sewer facilities operated by CVWD. Project impacts related to water quality could occur over three different periods: during the earthwork and construction phase, when the potential for erosion, siltation, and sedimentation would be the greatest; following construction, before the establishment of ground cover, when the erosion potential may remain relatively high; and lastly, after project completion, when impacts related to sedimentation would decrease markedly, but those associated with urban runoff would remain similar to existing conditions. National Pollutant Discharge Elimination System In Section 402 of the Clean Water Act, the EPA has established regulations under the NPDES program to control direct stormwater discharges from construction activities disturbing 1 acre or more of land. In California, the SWRCB administers the NPDES permitting program and is responsible for developing NPDES permitting requirements. The NPDES program regulates industrial pollutant discharges, which include construction activities. The SWRCB works in coordination with the RWQCBs to preserve, protect, enhance, and restore water quality. The City is within the jurisdiction of the Colorado River RWQCB. Short-term Construction Dischargers whose projects disturb 1 or more acres of soil (or whose projects disturb less than 1 acre but are part of a larger common plan of development that in total disturbs 1 or more acres), are required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity Construction General Permit Order 2009-0009-DWQ. Construction activity subject to this permit includes clearing, grading, and disturbances to the ground, such as stockpiling or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. To obtain coverage for discharges under the General Construction Permit, dischargers are required to electronically file the Permit Registration Documents (PRDs)—which include an NOI, a Storm Water Pollution Prevention Plan (SWPPP), and other compliance -related documents required by the General Permit. Long -Term Operations The Municipal Storm Water Permitting Program regulates stormwater discharges from municipal separate storm sewer (drain) systems (MS4s). The MS4 permits require the discharger to develop and implement a Storm Water Management Plan/Program with the goal of reducing the discharge of pollutants to the maximum extent practicable (MEP). MEP is the performance standard specified in Section 402(p) of the Clean Water Act. The management programs specify what BMPs will be used to address certain program areas. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50070002 The Centre La Quinta ISM ND,doa 67 City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Environmental Evaluation Initial Study/Mitigated Negative Declaration The Riverside County Flood Control and Water Conservation District, the County of Riverside, and the City of La Quinta, along with nine other incorporated cities therein (Permittees) discharge pollutants from their MS4s. Stormwater and non-stormwater enter and are conveyed through the MS4s and are discharged to surface water bodies. These discharges are regulated under waste discharge requirements contained in Order No. 117-2013-0011, Waste Discharge Requirements for the County of Riverside, Riverside County Flood Control and Water Conservation District, and the incorporated cities of Riverside County within the Whitewater River Basin, which was approved on June 20,2013 (Order No. 117-2013-0011, which also serves as NPDES permit no. CAS617002). The permit requires the development and implementation of a program addressing stormwater pollution issues in development planning for private projects. The primary objectives of the municipal stormwater program requirements are to (1) effectively prohibit non-stormwater discharges, and (2) reduce the discharge of pollutants from stormwater conveyance systems to the MEP statutory standard. The Whitewater River Region Water Quality Management Plan (WQMP) Guidance Document was developed as part of the municipal stormwater program to address stormwater pollution from new development and redevelopment by the private sector. This WQMP contains a list of the minimum required BMPs that must be employed for a designated project. The Permittees are required to adopt the document's requirements in their own water quality regulations. Developers must incorporate appropriate WQMP requirements into their project plans. Each Permittee must approve the project plan as part of their development plan approval process and prior to issuing Grading and Building Permits for projects covered by the model WQMP requirements. The WQMP Guidance document describes the process for preparing Conceptual or Preliminary WQMPs and final project WQMPs for certain new development and significant redevelopment projects called "Priority Projects." A project is considered a Priority Project if it results in new development that creates home subdivisions with 10 or more housing units. As the project would be considered a priority project, the project applicant will be required to submit to the local land use authority a drainage study report prepared by a civil engineer registered in the State of California with experience in water resources management. As noted above, the project would be undertaken in accordance with the La Quinta Drainage Area Management Plan (DAMP). Prior to issuance of a Grading or Building Permit for the project, the Public Works Department and Planning Department would review the project plans and impose terms, conditions, and requirements on the project, as needed. Environmental Evaluation This section evaluates potential effects on Hydrology and Water Quality that may result from project implementation. Descriptions and analysis in this section are based on information from the La Quinta General Plan, La Quinta Municipal Code, the Project Specific Water Quality Management Plan (Appendix F), and the Preliminary Drainage Study for the project (Appendix F). 68 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\5 70002\ISMND\50070002 The Centre La Quinta ISM NDAo City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Would the project: a) Violate any water quality standards or waste discharge requirements? Environmental Evaluation Less than significant impact. Construction activities related to the project could expose soils to erosion from rainfall, runoff, and wind. Wind erosion could result in the generation of fugitive dust, which is addressed in Section 3.3, Air Quality. Erosion from rainfall and runoff is more problematic because pollutants from heavy equipment or construction related materials, such as diesel, gasoline, oils, grease, solvents, lubricants, or other petroleum products could mix with the water and run off -site. The project would disturb 1 or more acres and thus would be required to obtain coverage under the Statewide Construction General Permit and prepare a SWPPP, pursuant to Chapter 8.70: Surface Water Management and Discharge Controls, of the LQMC. The SWPPP is required to list BMPs the discharger will use to protect stormwater runoff and the placement of those BMPs. Additionally, pursuant to LQMC Section Chapter 8.70: Surface Water Management and Discharge Controls, all new development and significant redevelopment within the City must be undertaken in accordance with the La Quinta DAMP, including but not limited to the Development Project Guidance; and any conditions and requirements established by the Planning Commission, which are reasonably related to the reduction or elimination of pollutants in stormwater runoff from the project site. Prior to the City's issuance of a Grading or Building Permit for the project, the Public Works and Planning Divisions would review the plans and impose terms, conditions, and requirements, as needed, in accordance with LQMC Chapter 8.70. Additionally, the City enforces its Master Plan of Drainage, and LQMC Title 13 Chapter 24 Section 120: Drainage, addresses drainage protocols within the City during construction of new projects. Overall, the project would be subject to compliance with the and LQMC and LA Quinta DAMP. A WQMP has been prepared for the project by MDS Consulting, dated July 2017, and is included as Appendix F. The WQMP states that the project will be required to retain Urban Runoff on -site in conformance with local ordinance. Furthermore, the WQMP includes BMP-related source control, operations and maintenance. Adherence to the BMPs identified in the WQMP as well as compliance with NPDES, DAMP, and the LQMC requirements would ensure that the long-term project -related impacts to water quality would be less than significant. b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? Less than significant impact. In compliance with legislative requirements, CVWD has prepared its 2015 Urban Water Management Plan (UWMP). The UWMP provides information on the present and future water resources and demands, and assesses CVWD's water resource needs. The UWMP also accounts for new growth and development that is expected to occur within the La Quinta Planning Area. According to the UWMP Figure 3-1, Coachella Valley Water Agencies Boundaries, CVWD FirstCarbon Solutions Y:\Pub1ications\C1ient(PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta 15MN0 — 69 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration supplies water to the project site. Water supplies that serve the existing La Quinta PA are derived from groundwater in storage and imported Colorado River water and State Water Project exchange water. All urban water demands are currently met through groundwater supplies. New water demands generated by proposed development in the project area will be met through a combination of groundwater, imported supplies, and reclaimed water. CVWD expects to have sufficient water supplies to serve development in the La Quinta PA, including the project area, through 2035 and beyond by utilizing a combination of water supply sources and treating surface water supplies to potable quality standards. CVWD projects that, in 2035, the urban water demand total of 242,700 acre-feet per year will be supplied by 53 percent groundwater, 20 percent treated Colorado River Water, 22 percent untreated Colorado River Water, and 4 percent desalinated agricultural drain water. The water supply study prepared for the City General Plan states that the average per capita water demand for the CVWD Service Area was approximately 482 gallons per capita per day (gpcd) for 2010 and is projected to be 423 gpcd for 2035. The 2015 CVWD Urban Water Management Plan (UWMP) states that the 2010 per capita water demand for the La Quinta PA is approximately 473 gallons per day and is projected to be 361 gpcd in 2035. As such, the water demand estimates for the La Quinta PA for 2010 and 2035 are 2 percent and 15 percent more efficient compared to the CVWD estimates. As such, water demands generated by the General Plan PA, including the project area, are fully captured and accounted for within the CVWD UWMP projections. As of completion of the UWMP in 2016, the per capita use is already 19 percent lower than the 2020 target of 473 gallons of water used per capita. However, as the project includes a zone change to allow for residential development, the project would result in a higher water demand than a commercial project permitted under the Regional Commercial zone. Water will be necessary for the proposed project during both the construction and operational phases. In the short-term, on -site water will be required during site grading as part of the dust mitigation program. Over the long-term, annual water consumption will be that required by the 131 residential units and hotel development. The project would generate approximately 341 new residents from the 131 single-family residential units (according to the United States Census Bureau of 2.6 persons per household). To conservatively estimate the water demand of the residential portion of the project, the 473 gpcd water demand from the UWMP is used. The water demand of the residential component of the project is expected to be 58,871,945 gallons, or 180.7 acre-feet per year (473 gpcd x 341 persons x 365 days/year = 58,871,945 gallons/year). The CVWD UWMP states that the visitor population also makes use of the Valley's hotel/motel/time- share resorts as well as mobile home parks. These properties use water year-round for irrigation even when not occupied during the summer months. Per capita water use calculations consider only the permanent population but include all water uses, leading to higher gpcd estimates. For the CVWD service area, commercial use includes businesses, commercial properties, restaurants, hotels and motels. According to the CVWD UWMP, the demand for potable and raw water for commercial uses is projected at 6,400 acre-feet for 2020. Most existing and all new commercial customers are required to have separate landscape irrigation services. Commercial water use makes up about 6 percent of water use and 1 percent of connections. For reference purposes, the United States 70 FirstCarbon Solutions Y:\Publications\Client (PN-1N)\5007\5DD70002\ISMND\50070002 The Centre La Quinta ISM ND d— City of La Quinta La Quinta—The Centre at La Quinto (APN 600-340-04S) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Environmental Protection Agency Water Use Tracking brochure estimates median water use for hotel development at 102 gallons per room per day. The project includes the construction of a 125-room hotel. As a result, the hotel development is expected to have a water usage of 14.28 acre-feet per year (102 x 125 x 365 = 4,653,750 gallon per day, or 14.28 acre-feet). By comparison, a commercial development permitted under the current zoning (22-acre site zoned Regional Commercial with floor -area ratio of 0.35) would be 335,412 square feet in size. The City requires one parking space per 300 square feet of office use, and 1,118 parking spaces would require 181,278 square feet of total parking area 22. Therefore, it is estimated there would be 441,630 square feet of landscaping. The water demand of a corporate building (permitted under the existing Regional Commercial zone) would be 12.78 acre-feet per year (34 g/sf/day x 335.412 ksf x 365 = 4,162,462 gallons, or 12.78 acre-feet). The water demand of the associated landscaping would be 12,718,944 gallons, or 39 acre-feet per year23. In total, the water demand for a commercial development would be 51.78-acre feet per year. In total, the project would have a water demand of 195 acre-feet per year, which is 143.22 acre-feet more than the water demand of a commercial development permitted under the Regional Commercial zone The projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet, and would continue to increase through 2040. Although the proposed project has a higher water demand than a development permitted under the Regional Commercial zone, the project's water demand would only account for a nominal 0.13 percent of the projected CVWD water supply. In addition, the project would meet or exceed all building code requirements including Title 24 and CALGreen. The project would utilize water efficient toilets, fixtures, and irrigation systems, as well as drought tolerant landscaping to reduce the project's overall water demand. CVWD has concluded that it is capable of meeting the water demands of its customers in normal, single dry, and multiple dry years between 2015 and 2035. Although the project includes residential development which would have a higher water demand than commercial uses, the project's water use is nominal compared to CVWD's projected water supply. Further, CVWD also has plans to increase its use of recycled water and may develop desalinated agricultural drain water to supplement the existing supplies in the future if necessary. Therefore, project implementation would not substantially deplete groundwater supplies, and impacts would be less than significant. c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off -site? Less than significant impact. The City's stormwater collection system includes catch basins, drainage basins, pumping stations, and force mains. Except for the storm drain system discharging into the " City of La Quinta Municipal Code. Website: http://www.gcode.us/codes/laquinta/?view=desktop&topic=9-9_150-9_150_080. Accessed February 28, 2018. 73 County of Riverside. Landscape formula: maximum applied water allowance = ETo x 0.45 x Landscaped Area. Website: http://p la nning.rctl ma.org/Portals/0/Postings/Paradise%2OVal ley%20SP%20339%20EI R/Append ices/O-1%20- %20Water%2OSupply%2OAssessment.pdf?ver=2017-12-27-145308-330. Accessed February 28, 2018. In addition, the project area is within Zone 3 of CVWD ETo zone. Website: http://www.cvwd.org/DocumentCenter/View/1598. Accessed February 28, 2018. FirstCorbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quint, ISMND.doa 71 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration existing retaining basin to the southeast, there are no storm drain pipes to connect to. As part of the project, construction activities including grading, paving and site improvements may result in loose sediment. However, project implementation would comply with NPDES, DAMP, and LQMC requirements, and would ensure that the project would not alter the existing drainage pattern such that significant impacts to on- or off -site erosion and/or siltation would occur. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? Less than significant impact. Upon project implementation, drainage patterns would be similar to existing conditions, as surrounding areas around the project are already developed, and no stream or river traverses the project site or is located in the project vicinity. Except for the storm drain system discharging into the existing retaining basin to the southeast, there are no storm drain pipes to connect to. Both the hotel portion and the residential portion of the site would include a retention basin to infiltrate and store the required stormwater produced over the peak 24-hour period of a 100-year storm. The existing basin is proposed to be re -graded to accommodate the additional stormwater volume generated from the proposed hotel portion of the site. Project implementation would not substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off -site. The City has adopted a Master Drainage Plan, which is currently in effect. Project drainage facilities would be subject to compliance with the Master Drainage Plan and must be reviewed/approved by the Public Works Department. The project would result in an increase in impervious surface areas. However, the project would also be subject to compliance with LQMC Section Chapter 8.70: Surface Water Management and Discharge Controls, and the City's DAMP, and thus would result in less than significant impacts on drainage patterns and flooding. e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than significant impact. Both the hotel portion and the residential portion of the site would include retention basins to infiltrate and store the required stormwater produced over the peak 24- hour period of a 100-year storm. The existing basin is proposed to be re -graded to accommodate the additional stormwater volume generated from the proposed hotel portion of the site. Construction activities such as grading and paving could introduce additional pollutants and sediment into water runoff and flow into nearby storm drains. The City will require, as a condition of approval, that a SWPPP that complies with the NPDES requirements of the Clean Water Act be prepared. Projects that comply with NPDES requirements would not result in a significant impact related to changes in the quantity, rate, or quality of stormwater runoff from the site. Finally, continuous use and operation of the site would not create or contribute runoff water that would exceed the capacity of existing stormwater drains on the project site. Therefore, impacts would be less than significant. 72 FirstCarbon Solutions YAPublications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quin to ISM ND,doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Additionally, the proposed project will implement Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated by the operation of the project site. The project will be required to retain urban runoff on -site in conformance with local ordinance. Table 7 of the WQMP in Appendix F contains further details regarding applicable BMPs for the proposed project. f) Otherwise substantially degrade water quality? No impact. Reference Impacts 9a), 9c), 9d), and 9e). Project development will not otherwise substantially degrade water quality. In addition, the WQMP prepared for the project will provide non-structural and structural BMP and related requirements to be utilized to reduce water quality impacts. g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? No impact. A Special Flood Hazard Area, as identified on the Federal Emergency Management Agency Flood Insurance Rate Map, is the area that will be inundated by the flood event having a one (1) percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood. The project site is in Zone X pursuant to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, Map No. 06065C2234G. Zone X is an area of minimal flood hazard. It includes the areas located outside the Special Flood Hazard Area and higher than the elevation of the 0.2- percent-annual-chance (or 500-year) flood. The project is not located within a Special Flood Hazard Area. Therefore, project implementation would not place housing within a Special Flood Hazard Area. h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? No impact. As previously addressed in Impact 9g), the project site is not located within the 100-year floodplain. Therefore, no impacts associated with placing structures within a 100-year flood hazard area would occur. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? No impact. The project site is not located within the inundation area of a levee or dam, or within coastal areas that are subject to coastal storm surges, according to Riverside County's General Plan Environmental Impact Report Figure 4.11.2 Dam Failure Inundation Zones. Therefore, project implementation would not expose people or structures to a significant risk involving flooding associated with the failure of a levee or dam, or coastal storm surges. No impacts would occur. j) Inundation by seiche, tsunami, or mudflow? No impact. A seiche is an earthquake or slide -induced wave that can be generated in an enclosed body of water. There is no enclosed body of water in the project vicinity. FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\15MND\50070002 The Centre La Quinta 15MND.doo. 73 Environmental Evaluation City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial StudylMitigated Negative Declaration A tsunami is a sea wave generated by an earthquake, landslide, volcanic eruption, or even by a large meteor hitting the ocean. According to the Governor's Office of Emergency Services Map, the project site is not located within a tsunami inundation area. Potential risks from mudflows (e.g., mudslide, debris flow) do not exist within the project area, as steep slopes are not located on or in proximity of the project site. Therefore, project implementation would not expose people or structures to potential hazards from inundation by seiche, tsunami, or mudflow. No impact would occur. Mitigation Measures None, 74 FirstCorbon Solutions YAPubllcationAClient(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMNCA— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 10. Land Use and Planning Would the project: a) Physically divide an established community? ❑ ❑ n El b) Conflict with any applicable land use plan, ❑ ❑ ® ❑ policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ [ ] ❑ plan or natural communities conservation plan? Environmental Setting The project proposes to develop 131 residential dwelling units and 125 hotel rooms on a 22-acre lot in the City of La Quinta. The project site is located within The Centre at La Quinta Specific Plan area. According to the Specific Plan Land Use Map, the site is currently designated General Commercial (GC). The area surrounding the project site is designated General Commercial to the north and east, land surrounding the project site to the south and west is designated for residential uses. The project site is currently designated General Commercial under the City's February 2013 General Plan. GPA 2017-001 will amend the land use designation to Medium High Density Residential (MHDR) for a 19.2 acre portion of PA II. Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will change the current zoning of the project site from Regional Commercial (CR) to Medium density residential (RM) for a 19.2 acre portion of PA II. The SPA will allow the construction of high density detached housing and a hotel near services and employment in PA II of The Centre at La Quinta Specific Plan. Amendment No. 5 will supersede Amendment No. 4. The Specific Plan is a regulatory document that, once adopted, serves as the Development Code for the Amendment area. Upon completion of the Specific Plan adoption process, future development must be consistent with the Specific Plan and any amendments thereto. The project also involves Tentative Tract Map (TTM) 2017-007, which will subdivide the project site into three smaller numbered parcels and a 1.74-acre lettered parcel for the retention basin. Parcel 1 will be 2.67 acres in size and will accommodate the commercial component of the project. Parcel 2 FirstCarbon Solutions 75 YAPub1iutians\Client(PN-1N)\5W7\50070002\ISMND\50070W2 The Centre La Quinta ISMND daa Environmental Evaluation City of La Quints La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration will be 4.59 acres in size, and Parcel 3 will be 13.01 acres in size. These two parcels are proposed for the residential component of the project. Environmental Evaluation Would the project: a) Physically divide an established community? No impact. The project vicinity is generally built out with a variety of residential and commercial uses and roadway infrastructure. The proposed project would introduce new residential and hotel uses; however, the implementation of the proposed project would be consistent with surrounding land uses. While the project would result in minor changes to the way vehicles access the project site, it would not involve changes to any circulation facilities in the surrounding community. The nature of the residential component of the project would be consistent with the surrounding residential uses west and south of the project site, across Adams Street and immediately south of the project site. The commercial component of the project would be consistent with the surrounding commercial uses north and east of the project site. As such, the project would not physically divide an established community and impacts would be less than significant. b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less than significant impact. Currently, the project site is designated General Commercial under the City's February 2013 General Plan. In order to implement the residential aspect of the project, approval of GPA 2017-001 will be required to amend the land use designation to Medium High Density Residential for a portion of PA II. Furthermore, the project site is currently zoned as Regional Commercial. Approval of ZC 2017-001will be required to amend the zoning district to Medium density residential for a 19.2 acre portion of PA II. The remaining 2.7 acres of PA II will remain designated General Commercial, which allows for hotel use. The SPA will allow the construction of medium density detached housing and a commercial uses near services and employment. The General Plan Amendment will change the land use designation of 19.2 acres from General Commercial to Medium/High Density Residential. The change is land use designation can be supported if the General Plan considers such changes. In this case, the following policies of the General Plan Land Use Element support the change, as described below. • Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. The proposed project will provide medium density residential development immediately adjacent to a mix of existing low and medium density residential projects located to the west of Adams Street. The 76 FirstCorbon Solutions V:\Publica tian$\Client(PN-1N)\5007\50070002\ISMND\5D070002 The Centre La Quinta ISMND d— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation proposed project will create a buffer between these developments and the more intense commercial development to the east and north. Policy LU-5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. The proposed project will result in 131 detached condominium units that will broaden the housing stock available in the City. • Policy LU-7.1 Encourage the use of mixed use development in appropriate locations. The proposed project will provide both residential and commercial land uses. Further, the residential component of the project will facilitate pedestrian access to adjacent and nearby employment and shopping opportunities, and public transit, which is located less than Xmile from the project site. • Policy LU-7.3 Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use. The balance of the Specific Plan has been developed for commercial land uses. The proposed project introduces residential development on a remaining pod, and provides an opportunity to locate medium density residential units in walking distance to employment, shopping and transit. As described, the General Plan Amendment is consistent with the vision of the General Plan, insofar as it provides for a change of use to meet market demand, as envisioned in the General Plan. The Zone Change requested for this project would result in 19.2 acres of Medium Density Residential development. The proposed project requests modifications to the City's Zoning standards in the Medium Density Residential zone for rear yard setbacks, dwelling unit size and common area open space. In the case of the rear yard setbacks, a reduction of 5 feet, from 15 feet to 10 feet is requested. This modification will still provide 10 foot deep rear yards, which in this case will be enclosed within private yards. The provision of private open space in a multi -family project is an added amenity that would not be normally applied to such a project. Therefore, the reduction is balanced by the provision of private yards. The reduction in unit size reflects the applicant's analysis of market demand. Entry level residential units will range from 1,500 to 2,400 square feet, as shown in the SDP. The range of units therefore provides for a concurrent range of family size and income levels within the project, assuring diversity for the market. The reduction sought in unit size, should it be implemented by a modified SDP in the future, would not represent a significant variation in the City's zoning standards. Finally, the project will provide a marginally reduced amount of common area open space. As described above, however, the project will also provide individual private rear yards, which are not usually provided in multi -family residential projects. The private yards will offset the shortfall in common area open space, and will not result in significant impacts relating to zoning standards. FirstCorbon Solutions Y:\Publications\Client (PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND d= 77 Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinto (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration The Specific Plan proposes no changes to the development standards of the Regional Commercial portion of the project. Therefore, in the overall, impacts associated with consistency with the General Plan and Zoning Ordinance will not be significant. c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? Less than significant impact. The City of La Quinta is located within the CVMSHCP. The CVMSHCP aims to address the conservation needs of 27 plant and animal species and natural vegetation communities that occur in the Coachella Valley region. The City of La Quinta outlines goals and policies to ensure the protection of these habitat conservation plans and natural community conservation plans. Implementation of the proposed project will not conflict with an established conservation plan adopted by the City. The nearest point of the Santa Rosa and San Jacinto Mountains Conservation Area, the closest CVMSHCP conservation area, lies approximately 0.78 mile south of the proposed project. Because the project is located within the CVMHCP fee area, the project would be subject to a mitigation fee to ensure the future availability of funds to purchase regional conservation lands. These fees are intended to offset the potential impacts of development on the natural environment. Therefore, project impacts would be less than significant. Mitigation Measures None. 78 FirstCorbon Solutions Y:\Pub11cat1ons\Client(PN-1N)\5007\50070002\ISMND\S 70002 The Centre La Quin to ISMND.dom City of Lo Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 11. Mineral Resources Would the project: a) Result in the loss of availability of a known ❑ ❑ ❑ ❑ mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally- ❑ ❑ ❑ ❑ important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Environmental Setting According to the City of La Quinta General Plan, most of the City, including the project site, lies within Mineral Resource Zone (MRZ)-1. MRZ-1 lands are areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. According to the La Quinta General Plan Geologic Map, the project site contains alluvial sand and clay of valley areas. Environmental Evaluation Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Less than significant impact. The proposed project will not result in any impacts to a known mineral resource that would be of value to the region and the residents of the state. Therefore, impacts would be less than significant. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Less than significant impact. The proposed project would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan. Therefore, impacts would be less than significant. Mitigation Measures None. FirstCarbon Solutions Y:\Publications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dom 79 Environmental Evaluation Environmental Issues 12. Noise Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑ ❑ ❑ ❑I ❑ El e) For a project located within an airport land use ❑ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private ❑ airstrip, would the project expose people residing or working in the project area to excessive noise levels? Environmental Setting U 10 No Impact 17 This analysis is based on the Noise Impact Analysis report prepared by Urban Crossroads dated July 27, 2017. The report is contained in Appendix D of this IS/MND. To assess the existing noise level environment, six 24-hour noise level measurements were taken at sensitive receiver locations in the project study area. The receiver locations were selected to describe and document the existing noise environment within the project study area. To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis 80 FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Qu in to ISM ND d— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672- 1:2013. The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. The background ambient noise levels in the project study area are dominated by the transportation - related noise associated with the arterial roadway network and the nearby commercial land uses, including the Walmart east of the project site. A summary of the ambient noise measurement results is provided below. The noise measurement result tables and complete monitoring data results are provided in the Noise Impact Analysis report contained in Appendix D of this IS/MND. Location L1 represents the noise levels west of the Project site on Adams Street near existing residential homes. The noise level measurements collected show an overall 24-hour exterior noise level of 73.2 dBA CNEL. The average daytime noise level was calculated at 65.6 dBA Le, with an average nighttime noise level of 66.7 dBA LeQ. • Location L2 represents the noise levels on Auto Center Way South adjacent to the Project site and an existing vacant lot. The noise level measurements collected show an overall 24-hour exterior noise level of 68.5 dBA CNEL. The average daytime noise level was calculated at 60.2 dBA Leq with an average nighttime noise level of 62.3 dBA Leq. to Location L3 represents the noise levels at the northeast corner of the Project site, south of auto dealerships and west of an existing parking lot. The 24-hour CNEL indicates that the overall exterior noise level is 67.5 dBA CNEL. The average daytime noise level was calculated at 65.1 dBA Leq with an average nighttime noise level of 59.4 dBA Leq. • Location L4 represents the noise levels east of the Project site near the loading docks of an existing Walmart store. The noise level measurements collected show an overall 24-hour exterior noise level of 62.8 dBA CNEL. The average daytime noise level was calculated at 57.8 dBA Leq with an average nighttime noise level of 55.9 dBA Leq. o Location L5 represents the noise levels west of the Project site across Adams Street near existing residential homes. The noise level measurements collected show an overall 24-hour exterior noise level of 69.7 dBA CNEL. The average daytime noise level was calculated at 66.8 dBA LeQ with an average nighttime noise level of 61.8 dBA Leq. • Location L6 represents the noise levels south of the Project site at the entrance to an existing residential community east of Adams Street. The 24-hour CNEL indicates that the overall exterior noise level is 63.7 dBA CNEL. The average daytime noise level was calculated at 60.2 dBA LeQ with an average nighttime noise level of 56.1 dBA Leq. FirstCarbon Solutions YAPublications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND door 81 Environmental Evaluation City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Project -related construction noise is expected to create temporary and intermittent noise impacts at receivers surrounding the Project site. Using sample reference noise levels to represent the planned construction activities of The Centre La Quinta site, this analysis estimates the Project -related construction noise levels at nearby sensitive receiver locations and the contribution of project - related construction noise levels to the existing environment. Traffic generated by the operation of the proposed project will influence the traffic noise levels in surrounding off -site areas. To quantify the traffic noise increases on the surrounding off -site areas, the changes in traffic noise levels on 19 roadway segments surrounding the project site were calculated based on the change in the average daily traffic (ADT) volumes. The traffic noise levels provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic Impact Analysis prepared by Urban Crossroads, Inc. To assess the off -site noise level impacts associated with the proposed project, noise contour boundaries were developed for Existing, Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions. Environmental Evaluation Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than significant impact with mitigation incorporated. A significant impact would occur if implementation of the project would result in noise levels in excess of established standards. Potential impacts associated with short-term construction and long-term stationary and mobile noise sources in the vicinity of the project site are discussed below. Construction Noise Impacts A significant impact would occur if project -related construction activities would: • Occur at any time other than the permitted hours identified on Table 4-2 (City of La Quinta Municipal Code, Section 6.08.050); or • Create noise levels which exceed the 85 dBA L,,Q acceptable noise level threshold at the nearby sensitive receiver locations (National Institute for Occupational Safety and Health [NIOSH], Criteria for Recommended Standard: Occupational Noise Exposure). The City does not have an established threshold to define what constitutes a substantial temporary increase. Therefore, to evaluate whether the project will generate potentially significant temporary construction noise levels at off -site sensitive receiver locations, this analysis utilizes an industry - accepted construction -related noise level threshold from the Criteria for Recommended Standard: Occupational Noise Exposure prepared by NIOSH. A division of the U.S. Department of Health and Human Services, NIOSH identifies a noise level threshold based on the duration of exposure to the source. The construction related noise level threshold starts at 85 dBA for more than eight hours per day, and for every 3 dBA increase, the exposure time is cut in half. This results in noise level 82 FirstCarbon Solutions Y:\Publications\Client(PN-JN)\5007\50070002\ISMND\50070D02 The Centre La Quinta ISMND.d— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation thresholds of 88 dBA for more than 4 hours per day, 92 dBA for more than 1 hour per day, 96 dBA for more than 30 minutes per day, and up to 100 dBA for more than 15 minutes per day. For the purposes of this analysis, the lowest, more conservative construction noise level threshold of 85 dBA Leq is used as an acceptable threshold for construction noise at the nearby sensitive receiver locations. Since this construction -related noise level threshold represents the energy average of the noise source over a given time, it is expressed as Leq noise levels. Therefore, the noise level threshold of 85 dBA Leq over a period of 8 hours or more is used to evaluate the potential project -related construction noise level impacts at the nearby sensitive receiver locations. No nighttime construction activity is permitted by the City of La Quinta Municipal Code. In accordance with the noise ordinance, project construction activities shall occur only between the hours of 7:00 a.m. and 5:30 p.m. Mondays to Fridays during the months of October to April, and between the hours of 6:00 a.m. and 7:00 p.m. Mondays to Fridays during the months of May to September. All year, construction activities are limited to the hours of 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sundays. Therefore, nighttime noise level impacts are not analyzed in this noise study. Construction noise represents a short-term increase of the ambient noise levels. Construction related noise impacts are expected to create temporary and intermittent high-level noise conditions at receivers surrounding the project site. Impacts due to temporary or periodic noise increases are discussed in Impact 12d) below. The project's peak construction noise levels at the nearest potentially impacted receiver locations (the residential land uses located directly south of the project site) are expected to approach 68.0 dBA Leq and will satisfy the NIOSH 85 dBA LeQ significance threshold during temporary project construction activities. In addition, the project construction noise levels at future, occupied on -site land uses between the project's hotel and residential uses would be the same or less than those identified at the closest sensitive receiver location. This is due to the similar distance from the nearest off -site receiver location to that of the distance between the project hotel and residential uses. Impacts at the nearest off -site receiver location are shown to be less than significant, and, therefore, the same would be true at hotel and residential uses if one use is constructed prior to the other. The noise impact due to unmitigated project construction noise levels is, therefore, considered a less than significant impact at all nearby sensitive receiver locations. Therefore, based on the results of this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to project construction noise levels. Operational Noise Impacts to Proposed On -site Receptors A significant impact would occur if the on -site exterior noise levels exceed 65 dBA CNEL at the proposed outdoor living areas of residential homes, or 70 dBA CNEL at the proposed hotel use. In addition, interior noise levels shall not exceed 45 dBA CNEL for residential homes and the hotel building (City of La Quinta City of La Quinta Municipal Code, Ordinance 550, Section 9.100.210 (B) & General Plan Noise Element Policy N-1.2). FirstCarbon Solutions 83 Y:\Publ1cations\Client(PN-1N)\5007\50070002\ISMND\5007000] The Centre La Quinta ISM INCA— Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Traffic noise sources. An on -site exterior noise impact analysis has been completed to determine the transportation related noise exposure and to identify potential necessary noise mitigation measures forthe proposed project. The modeled on -site traffic noise levels indicate that the proposed buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will experience exterior noise levels ranging from 61.1 to 69.5 dBA CNEL prior to the incorporation of any noise attenuation measures. The project will include construction of a minimum 6-foot-high noise barrier to shield the outdoor living areas (backyards) of lots adjacent to Adams Street. With implementation of the planned noise barrier, the mitigated future exterior traffic noise levels will range from 58.8 to 62.1 dBA CNEL at the proposed residential land uses. This noise analysis shows that implementation of the planned noise barrier will reduce traffic noise levels to satisfy the City of La Quinta 65 dBA CNEL exterior noise level standards for proposed residential land use. Further, exterior noise levels at the hotel building facades are shown to satisfy the 70 dBA CNEL conditionally acceptable General Plan Noise Element Criteria. The interior noise level analysis is provided below to ensure adequate noise abatement measures are included in the construction of the project's hotel and residential buildings. To provide the necessary interior noise level reduction, buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will require a windows closed condition and a means of mechanical ventilation (e.g. air conditioning), as required by Mitigation Measure NOI-1. The analysis shows that the future unmitigated noise levels at the first - floor building fagade are expected to range from 58.8 to 66.3 dBA CNEL. The first -floor interior noise level analysis shows that the City of La Quinta 45 dBA CNEL interior noise level standards can be satisfied using standard windows with a minimum STC rating of 27. The analysis shows that the future noise levels at the second -floor building fagade are expected to approach 69.5 dBA CNEL, and standard windows with a minimum STC rating of 27 will satisfy the City of La Quinta's 45 dBA CNEL interior noise level standards. The third -floor exterior noise levels at the hotel building facades will approach 66.3 dBA CNEL, and standard windows with a minimum STC rating of 27 will satisfy the City of La Quinta's 45 dBA CNEL interior noise level standards for residential development. Therefore, with implementation of Mitigation Measure NOI-1, requiring installation of mechanical ventilation systems to permit windows to remain closed for prolonged periods, traffic noise impacts would be reduced to less than significant levels. Stationary noise sources. Implementation of the proposed project would expose new noise sensitive land uses to potential noise impacts from existing stationary noise sources such as rooftop HVAC units. In addition, the project would introduce new stationary noise sources (i.e., parking lot and mechanical equipment noise from the proposed hotel land use) that could impact existing or proposed noise sensitive land uses. One existing stationary noise source in the project study area is the Walmart loading docks located immediately east of the project site. Noise -generating activities at the Walmart include truck pass - by events, loading and unloading of material, forklift movements, and storage container bin activities. Based on reference measurements taken by Urban Crossroads, Inc. of Walmart truck 84 FirstCarbon Solutions Y:\PubIi,atIonS\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quin la ISM ND Jo City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation loading activity, the unmitigated noise levels from a typical truck approach and back-up to a loading dock is 69.2 L50 at 50 feet when operating continuously. While the project site is located greater than approximately 200 feet from the loading dock activities, trucks will pass by the residential homes heading south on La Quinta Drive. However, as noted in the traffic noise source impact discussion above, implementation of Mitigation Measure NOI-1 would reduce all traffic noise impacts on adjacent roadway segments to less than significant levels. Therefore, implementation of Mitigation Measure NOI-1 would reduce potential truck passing noise impacts to less than significant levels. The project will also be located adjacent to a potential CVWD well site which has the potential to generate stationary -source noise at nearby residential homes. The well site is in the southwest corner of the project site adjacent to Adams Street. At the time this analysis was prepared, no details on the well site were available. Based on reference measurements taken by Urban Crossroads, Inc. at CVWD well sites, the unmitigated noise levels from enclosed well site equipment typically approach 45.4 L50 at 50 feet when operating continuously, and will satisfy the stationary - source residential noise level limits at the property line In addition, the project will include construction of a 6-foot-high soundwall along the project's western project property line. Therefore, due to distance attenuation and implementation of the proposed soundwall, operational noise levels of the CVWD well site would not exceed City's land use compatibility standards and noise impacts would be less than significant. The project hotel use is expected to generate stationary -source noise levels from pool activity, roof- top air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle movements. These noise sources could potentially result in noise impacts to the proposed residential land uses that would be located directly south of the hotel site. The calculated combined hourly noise levels associated with the rooftop air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad -mounted transformer, and an emergency backup generator are expected to range from 32.1 to 48.1 dBA L50 at the sensitive off -site receiver locations. These noise levels when averaged over a 24-hour period would not exceed the City's exterior noise level standard of 65 dBA CNEL for residential homes, nor would they exceed the interior noise level standard of 45 dBA CNEL. Therefore, impacts from the stationary noise sources of the proposed hotel land use on the proposed residential land uses would be less than significant. Project -Related Operational Noise Impacts to Off -Site Receptors A significant impact would occur if project -related operational (stationary -source) noise levels would exceed the exterior 65 dBA Lso daytime or 50 dBA Lso nighttime noise level standards for residential land uses; or the exterior 75 dBA Lso daytime or 65 dBA Lso nighttime noise level standards for non- residential uses. These standards shall not be exceeded for a cumulative period of 30 minutes (1-50), or plus 5 dBA cannot be exceeded for a cumulative period of more than 15 minutes (L25) in any hour, or the standard plus 10 dBA for a cumulative period of more than 5 minutes (L8) in any hour, or the standard plus 15 dBA for a cumulative period of more than 1 minute (1-2) in any hour, or the standard plus 20 dBA at any time (Lm,J (City of La Quinta Municipal Code, Ordinance 550, Section 9.100.210 (B) & (Q. FirstCarbon Solutions YAPublications\Client (PN-1N)\5007\50070002\ISMND\5co70002 The Centre La Quinta ISMND do 85 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Implementation of the proposed project would introduce new stationary noise sources to the existing environment. New stationary noise sources include rooftop air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad -mounted transformer, and an emergency backup generator. The hourly noise levels associated with these stationary noise sources are expected to range from 32.1 to 48.1 dBA L50 at the nearest off -site sensitive receiver locations. These project -related operational noise levels will satisfy the City of La Quinta exterior noise level standards at the off -site receiver locations in the project study area. Further, this analysis demonstrates that the project will contribute a less than significant operational noise level impact to the existing ambient noise environment at all the nearby sensitive receiver locations. Therefore, the operational noise level impacts associated with the proposed project activities, such as the rooftop air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad - mounted transformer, and an emergency backup generator will result in a less than significant impact to off -site receptors. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Less than significant impact. A significant impact would occur if short-term project generated construction vibration levels exceed the County of Riverside vibration standard of 0.01 in/sec (RMS) at sensitive receiver locations (County of Riverside General Plan Noise Element, Policy N 16.3). Common sources of groundborne vibration include construction activities such as blasting, pile driving, and operating heavy earthmoving equipment. Based on the reference vibration levels provided by the Federal Transit Administration (FTA), a large bulldozer represents the peak source of vibration with a reference velocity of 0.089 in/sec PPV at 25 feet. The nearest off -site receptors are the residential land uses located directly south of the project site, approximately 107 feet from the nearest construction footprint where heavy construction equipment would operate. At this distance construction vibration velocity levels are expected to approach 0.01 in/sec PPV. To assess the human perception of vibration levels, the velocities are converted to RMS vibration levels based on the Caltrans Transportation and Construction Vibration Guidance Manual conversion factor of 0.71. The construction vibration levels in RMS would approach 0.007 in/sec (RMS) at the nearby receiver locations. The proposed project construction activities will satisfy the County of Riverside vibration standard of0.01 in/sec RMS at all the nearby sensitive receiver locations during project construction. This standard is used in the absence of a City -specific standard. Therefore, the project -related vibration impacts represent a less than significant impact during the worst -case construction activities at the project site. Further, the vibration levels due to project construction do not represent vibration levels capable of causing building damage to nearby residential homes. The FTA identifies construction vibration levels capable of building damage ranging from 0.12 to 0.5 in/sec PPV. The peak project - construction vibration levels are shown to approach 0.01 in/sec PPV, and are below the FTA vibration levels for building damage at buildings near the project site. Further, the levels at the site of the closest sensitive receivers are unlikely to be sustained during the entire construction period, but will 86 FirstCarbon Solutions YAPublications\Client(PN-1N)\5007\50070002\ISMND\50070D02 The Centre La Quinta ISM N a doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation occur rather only during the times that heavy construction equipment is operating adjacent to the project site perimeter. Construction at the project site will be restricted to daytime hours consistent with the City's requirements, thereby eliminating potential vibration impact during the sensitive nighttime hours. Therefore, construction -related groundborne vibration impacts would be considered less than significant. Upon completion of construction, the project would not include any permanent sources of groundborne vibration. As such, implementation of the proposed project would not expose persons within the project vicinity to excessive groundborne vibration levels. Therefore, project- related groundborne vibration impacts would be considered less than significant. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. For purposes of this analysis, a substantial permanent increase in ambient noise levels would occur if the existing ambient noise levels at existing and future nearby noise -sensitive land uses (e.g. residential, etc.): • Are less than 60 dBA and the project creates a readily perceptible 5 dBA or greater project - related noise level increase; or o Range from 60 to 65 dBA and the project creates a barely perceptible 3 dBA or greater project - related noise level increase; or o Already exceed 65 dBA, and the project creates a community noise level impact of greater than 1.5 dBA. Traffic noise sources. Traffic generated by the operation of the proposed project will influence the traffic noise levels in surrounding off -site areas. To quantify the traffic noise increases on the surrounding off -site areas, the changes in traffic noise levels on 19 roadway segments surrounding the project site were calculated from the change in the ADT volumes. The traffic noise levels provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic Impact Analysis prepared by Urban Crossroads, Inc. To assess the off -site noise level impacts associated with the proposed project, noise contour boundaries were developed for Existing, Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions. The analysis shows that the project will generate less than significant noise level increases of up to 0.9 dBA CNEL on the study area roadway segments under any of the modeled traffic scenarios. Therefore, the analysis shows that the unmitigated project -related traffic noise level increases under all traffic scenarios will be less than significant. Stationary noise sources. The analysis also shows that the project stationary noise sources would result in noise levels ranging from 32.1 to 48.1 dBA L50 at the nearest off -site sensitive receiver locations, which will contribute an operational noise level increase of 1.0 dBA Lso during the daytime and up to 0.8 dBA Lso during the nighttime hours. Since the project -related operational noise level contributions of up to only 1.0 dBA LeQ, the increases at the sensitive receiver locations will be less FirstCarbon Solutions Y:\Publications\Client(PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dom 87 Environmental Evaluation City of La Quinto La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration than significant. On this basis, project operational stationary -source noise would not result in a substantial temporary/periodic, or permanent increase in ambient noise levels in the project vicinity above levels existing without the project, and impacts would be less than significant. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. Implementation of the project would result in short-term increases in ambient noise levels due to construction activities. To describe the temporary project construction noise level contributions to the existing ambient noise environment, the project construction noise levels were combined with the existing ambient noise levels measurements at the off -site receiver locations. The difference between the combined project -construction and ambient noise levels are used to describe the construction noise level contributions. A temporary noise level increase of 12 dBA is considered a potentially significant impact, based on the Caltrans substantial noise level increase criteria used to assess the project -construction noise level increases. No nighttime construction activity is permitted in the City of La Quinta Municipal Code, and, therefore, nighttime noise level increases are not analyzed in this noise study. The results of the analysis show that the project will contribute unmitigated, worst -case construction noise level increases at adjacent residential homes (the residential land uses located directly south of the project site) of up to 8.4 dBA Le, and at the adjacent Walmart approaching 10.4 dBA Leq during the daytime hours. Since the worst -case temporary noise level increase of up to 10.4 dBA Leq during project construction will be below the 12 dBA I-eq significance threshold, the unmitigated construction noise level increases are considered less than significant temporary noise impacts. Therefore, implementation of the project would not result in a substantial temporary or periodic increase in ambient noise levels above levels existing without the project and this impact would be less than significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No impact. The project site is not located within 2 miles of a public airport or within an airport land use plan. As such, the project site would not be exposed to excessive noise levels from airport operations, and, therefore, impacts would be considered less than significant. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No impact. The project site is not located within the vicinity of a private airstrip. As such, the project site would not be exposed to excessive noise levels from airport operations, and, therefore, impacts would be considered less than significant. 88 FirstCarbon Solutions Y:\Publications\Client(PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND doo City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Mitigation Measures Environmental Evaluation MM N0I-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. FirstCarbon Solutions Y:\Pub1iwt1ons\C1ient(PN-1N)\5007\50070002\ISMND\50070002 The Centre La quint& ISMND.d= 89 City of la Quints La Quints —The Centre at La Quinta (APN 600-340-048) Project Environmental Evaluation Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 13. Population and Housing Would the project: a) Induce substantial population growth in an area, El❑ ® ❑ either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing ❑ ❑ ❑ El housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, ❑ ❑ ❑ El necessitating the construction of replacement housing elsewhere? Environmental Setting As a vacation destination, the City of La Quinta's population varies by season. According to the United States Census Bureau, the City's population is estimated at 40,956 persons in 2016. Environmental Evaluation Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less than significant impact. The project site is currently vacant. The proposed project includes the construction of 131 medium -high density single-family residential units and a 125-room hotel. According to the United States Census Bureau, the average household size in 2016 is 2.6 persons per household. The project is anticipated to generate approximately 341 new residents. The project includes a commercial component on the northern portion of the site. The Specific Plan allows for all types of retail, office and resort uses on this portion of the site. The applicant has indicated that a hotel may occur on this site. The proposed 125-room hotel would have a total floor area of 40,000 square feet. According to the County of Riverside General Plan Socioeconomic Build - out Assumptions and Methodology section, commercial retail uses have the employee generation factor of 500 square feet/employee. Thus, the proposed hotel is estimated to generate 81 new jobs. However, the kinds of labor force skills required for the proposed hotel use are those from the hospitality industry and are of the type that are typically filled by workers who are already present in 90 FirstCarbon Solutions Y!\Publications\Client(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dom City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation the local labor force. It is therefore reasonable to expect that many of the project's estimated employees would be drawn from the local labor force population readily available in the City and surrounding communities. Therefore, substantial population growth is not expected to occur because of the employment opportunities resulting from project buildout, and impacts would be less than significant. In addition, the mix of housing and commercial uses provided by the project would serve both residents of the area as well as tourists. This will contribute to the economic vitality of City of La Quinta. Furthermore, the proposed project supports the General Plan's goals for addressing economic needs, creating employment opportunities, and meeting market demand. The project would induce population growth through the establishment of additional housing. However, the potential population growth would be nominal, representing approximately one percent (0.9 percent) increase over the City's existing 2016 population of approximately 40,956 persons. The SCAG estimates that the City's population will reach 41,625 in 2020, and 46,297 in 2035. This project would be consistent with the population forecast. Therefore, project implementation would not induce substantial population growth within the City. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No impact. The project site is currently vacant and does not contain any existing housing units. The project is a 131-unit residential and a 125-room hotel development. The implementation of the proposed project will not displace any existing housing or require the construction of replacement housing elsewhere. As such, no impacts would occur. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No impact. As previously discussed, the project site is currently vacant, and the project implementation would include the construction of 131 single-family residential units and a 125-room hotel. Therefore, the project would not displace any people or require the construction of replacement housing elsewhere. Mitigation Measures None. FirstCarbon Solutions V:\Publications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quint, ISM ND d- 91 City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Environmental Evaluation Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 14. Public Services Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? b) Police protection? c) Schools? d) Parks? e) Other public facilities? Environmental Setting ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ This section evaluates potential effects on public services within the City that may result from project implementation. La Quinta's 2016 population was 40,956. The City operates three fire stations within the City and contracts for fire services through the County of Riverside. According to the La Quinta Police Department's website, the Riverside County Sheriff's Department is located at 86-625 Airport Boulevard in the City of Thermal, approximately 12.3 miles southeast of the project site. Additionally, there is a Civic Center Community Policing Office located at 78-495 Calle Tampico in La Quinta, which is approximately 3.2 miles south of the project site. La Quinta is served by two public school districts, the Desert Sands and the Coachella Valley Unified School Districts. There are 11 parks within the City and La Quinta maintains a standard of 5.0 acres of parkland for every 1,000 residents. Environmental Evaluation Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? Less than significant impact. According to the City of La Quinta General Plan, the City contracts with the Riverside County Fire Department for fire protection services. Zs Current minimum staffing is three firefighters per front -roll fire engine, of whom one will be a "Company Officer" -level supervisor 2' http://www.laquintaca.gov/home/showdocument?id=15841- 92 FirstCarbon Solutions Y:\Publications\Client (PN-1N)\5007\50070W2\ISMND\50070002 The Centre La Quinta ISM NE) d— City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation and at least one will be Paramedic Licensed. Volunteer Reserve firefighters are used to supplement paid staff by providing additional firefighters and, during busy periods, staffing equipment. The closest La Quinta Fire Station is located approximately 1.3 miles north of the project site at 44555 Adams St. According to the La Quinta General Plan, in 2010, average response time (driving) was 3.9 minutes throughout the City. The City has an Insurance Services Office (ISO) public protection class rating of 4 (on a scale of 1 through 10, with 10 being the highest), based on the provision of staffing, communication, water system for suppression, building standards, and other criteria. The City also relies on mutual aid agreements with neighboring jurisdictions to provide additional fire protection services when necessary. The Fire Department responds to emergency medical incidents and provides Basic and Advanced Life Support via paramedic engines. Fire services in La Quinta are based on delivering a minimum of three personnel in the response time standard of 5 minutes or less, 90 percent of the time. This requires the strategic placement of fire stations to maintain calculated travel times. Additional facilities, including fire stations, will be needed in areas where growth occurs. Based on current city limits and the SOI, the Fire Department has identified the need for two additional stations in the southeastern section of the City. In 1996 the City analyzed the fiscal impacts of anticipated development on certain public facilities and prepared a schedule of development impact fees based on that analysis. According to the City of La Quinta Development Impact Fee Study, development impact fees are one-time charges imposed on development projects to recover capital costs for public facilities needed to serve those new developments and additional residents, employees, and visitors. Development impact fees fund the construction of certain capital improvements within the City. The recommended impact fees for fire protection for residential -multi -family and other is $206 per dwelling unit and $171 per 1,000 square feet of gross building area for office/hospitality uses. The proposed project involves the development of 131 residential dwelling units and a 125-room hotel on a 22-acre lot in the City of La Quinta. The development would be built to current code standards, including Fire Code. The project would be subject to review by the Riverside County Fire Department to ensure that adequate fire services would be provided to the project at the time of the development. As such, impacts would be less than significant. b) Police protection? Less than significant impact. The City of La Quinta contracts with the Riverside County Sherriff's Department for the provision of police protection services. According to the La Quinta Police website, the Riverside County Sheriff's Department is located at 86-625 Airport Boulevard in the City of Thermal, approximately 12.3 miles southeast of the project site. Additionally, there is a Civic Center Community Policing Office located at 78-495 Calle Tampico in La Quinta, which is approximately 3.2 miles south of the project site. The Police Department also operates community programs in the City, including a School Resource Officer program at all local schools; a volunteer Citizens on Patrol Program, a Junior Cadet program, FirstCorbon Solutions Y:\Publications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND door 93 Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration and a volunteer Citizens on Patrol Program; and Community Service Officers who are assigned to each division and who act as Community Program Coordinators, responsible for Neighborhood Watch programs and community liaison. The City also relies on mutual aid agreements with neighboring jurisdictions for additional police support, when necessary.26 At buildout, the City could potentially have a population of 79,956. La Quinta's 2016 population was 40,956 residents according to the United States Census Bureau. The project is anticipated to generate approximately 341 new residents (131 dwelling units multiplied by the average 2.6 persons per household). New residents as a result of the project would cause less than a 1-percent increase in the City's population, therefore not requiring an expansion of police facilities within the City. According to the February 2013 Final Development Impact Fee Study, the City of La Quinta does not currently have any police facility fees. While the proposed project could potentially result in an increased number of calls for police services, the nominal increase in population would not require the construction of new police facilities or the expansion of existing facilities to accommodate new staff or equipment. Therefore, impacts to police protection would be less than significant. c) Schools? Less than significant impact. According to the La Quinta General Plan, the City is served by two public school districts, the Desert Sands and the Coachella Valley Unified School Districts, both of which provide Kindergarten through 12th grade education. College and university courses are provided at three regional institutions located in the City of Palm Desert. The project site is served by Desert Sands Unified School District, and the nearest schools to the project site are Harry S. Truman Elementary School, located approximately 1.2 miles southwest, and John Glenn Middle School, located approximately 1.2 miles to the northeast. Buildout of the City, according to the General Plan's land use plan, has the potential to generate 31,603 housing units in the City, and 21,500 in the Sphere of Influence. These new households have the potential to increase school enrollment to 23,293 students at buildout. As school facilities in Districts are close to or over capacity, additional schools will be required to accommodate these students. The exact number of new schools will depend on actual buildout levels and the rate at which new development occurs. The proposed project involves the development of 131 residential dwelling units and a 125-room hotel on a 22-acre lot in the City of La Quinta. The project could result in an increased enrollment for schools within the vicinity as it would generate approximately341 new residents, but the project would not in itself require new or expansion of schools. According to the U.S. Census Bureau, 21.9 percent of La Quinta's population are persons under 18 years of age and 4.8 percent of La Quinta's population are persons under 5 years of age. Therefore, approximately 17.1 percent are in the age range to attend elementary, middle, or high school. 17.1 percent of 341 residents results in 26 http://www.laquintaca.gov/home/showdocument?id=15841. 94 FirstCorbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND-d= City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial5tudy/Mitigated Negative Declaration Environmental Evaluation approximately 59 new students, which is a nominal increase (0.8 percent) when compared with the overall student population of the City of La Quinta, which is 7,004 students. Pursuant to California Government Section 65996, new development is required to pay applicable impact fees to ensure that adequate school and related facilities will be available, which is the exclusive method of mitigation for impacts associated with increased student enrollment. Because the project would be required to pay school impact fees in accordance with state law, the proposed project would not result in adverse physical impacts to schools. Therefore, impacts would be less than significant. d) Parks? Less than significant impact. The City of La Quinta operates 11 city parks, the Civic Center Campus, and three nature preserve areas. There are also a number of public parks located within existing subdivisions. The City of La Quinta works in conjunction with the Desert Sands Unified School District to share the use of recreational facilities on school grounds. La Quinta is also home to one public and 22 privately owned and operated golf courses, seven of which are open and available for public use. La Quinta's designated recreational open space totals approximately 5,259 acres.27 The Quimby Act authorizes a city or county to require the dedication of land or to impose fees for park or recreational purposes as a condition of the approval of a = subdivision map, if specified requirements are met.28 The Quimby Act sets a minimum threshold of 3.0 acres of parkland per 1,000 residents; the City of La Quinta has a policy of providing a minimum of 5.0 acres per 1,000 residents and currently contains 218.75 acres of Quimby parkland within the City. The City of La Quinta currently provides 5.34 acres of parkland per 1,000 residents for a 2016 population of 40,956 which exceeds the minimum of 5.0 acres per 1,000 residents. The implementation of the project would only increase the population by approximately 341 residents. As such, the project would not result in a substantial population increase in the City and would not significantly affect the ratio of parkland per 1,000 residents. In addition, the recreational amenities within the project have been designed to meet the anticipated activities of the community. The proposed project includes 3.2 acres of common open space (active) for 341 estimated new residents. This would equate to approximately 0.01 acres of common open space per resident, which far exceeds the Quimby Act and City's open space requirements which requires at least 0.005 acres per resident. In addition, the community recreational area features several amenities including: . Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench seating areas. • Pocket parks and seating nodes with unifying community elements like specimen trees, seat walls, benches and sculptural landscaping. • Outdoor fitness areas with high -quality equipment allowing for individual and group training and exercising with some bench seating along the perimeter. http://www.laquintaca.gov/home/showdocument?id=15838 ze https://Ieginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=20152016OAB1191 FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.doa 95 Environmental Evaluation • A fenced community dog park area. City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration • A large, central Clubhouse with various resort -style indoor and outdoor amenities allowing for numerous groups to enjoy and entertain their families and guests. • A heated pool with contemporary styled cabanas/shade structures that complement the adjacent buildings as a year-round leisure recreational amenity for residents, larger group gatherings, and special events. • Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be readjusted/moved as needed providing flexibility to the arrangement of site furnishings. • A spa facility with a trellis and seating area. • Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area includes two separate built-in barbecue entertainment counters for resident use. • Outdoor flex space with fire place and table seating with a clubhouse kitchen interface. Flexible and movable site furnishings will support various types of events and parties. • Seating area with fire pit/table and built-in seating that interfaces with pool restroom building and east pool area entry. The project will provide adequate recreational facilities to the residents and hotel guests so that the project will not increase the demand on nearby recreational facilities. As stated above, the project provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident. The project far exceeds the Quimby Act and City requirements for open space. Therefore, impacts related to parkland from the project would be less than significant. e) Other public facilities? Less than significant impact. Public facilities in the City of La Quinta include City -owned buildings such as City Hall, a Wellness Center, and the Library (collectively part of the Civic Center Campus). The City of La Quinta maintains a number of public recreational facilities for its residents, including Fritz Burns Pool, La Quinta Sports Complex, La Quinta Community Center, Colonel Paige Middle School Fields, Boys and Girls Club of La Quinta, La Quinta Museum, and the Wellness Center. The proposed project involves the development of 131 residential dwelling units and a 125-room hotel on a 22-acre lot in the City of La Quinta. The proposed project would generate approximately341 new residents. This is less than a 1 percent increase in the City's population. Therefore, the proposed project would not result in a significant impact to public facilities, nor require the development of new facilities or expansion of existing facilities. Impacts to public facilities would be less than significant. Mitigation Measures None. 96 FirstCarbon Solutions Y:\Publications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND doo City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Issues 15. Recreation Less than Significant Potentially Impact with Significant Mitigation Impact Incorporated a) Would the project increase the use of existing ❑ neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or ❑ require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Environmental Setting Environmental Evaluation Less than Significant No Impact Impact This section analyzes the potential effects on recreational resources that may result from project implementation. The City of La Quinta operates 11 city parks, the Civic Center Campus, and three nature preserve areas. There are also a number of public parks located within existing subdivisions. La Quinta park is located 0.77 miles north of the project site and the La Quinta Civic Center Campus is located 2 miles southwest of the project site. Environmental Evaluation a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less than significant impact. According to the City's General Plan, La Quinta currently has 218.75 acres of Quimby Act Parkland within its city limits. The project does not propose new or physically altered park facilities. The project involves construction of 131 residential dwelling units and a 125- room hotel. As analyzed in the Land Use and Planning section, the project is estimated to generate 341 new residents in the City. The proposed project includes 3.2 acres of common open space (active). According to the 2035 General Plan, the Quimby Act sets a minimum threshold of 3.0 acres of parkland per 1,000 residents. The City of La Quinta provides a minimum of 5.0 acres of parkland per 1,000 residents, and it currently exceeds its level of service, providing 5.3 acres of parkland per 1,000 residents for its 2016 population of 40,956 residents. The project is expected to generate 341 new residents. This nominal increase to the population of the City of La Quinta will result in a less than significant impact on recreational facilities and regional parks. FirstCarbon Solutions Y:\Publications\Client (PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doa 97 City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Environmental Evaluation Initial Study/Mitigated Negative Declaration In addition, as discussed in Impact 14d), the project will provide adequate recreational amenities within the project to meet the anticipated activities of the community. The project will not substantially increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Impacts will be less than significant. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Less than significant impact. As discussed in Impact 14d: Public Services, the project proposes the construction of the following recreational facilities: • Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench seating areas. Pocket parks and seating nodes with unifying community elements like specimen trees, seat walls, benches and sculptural landscaping. Outdoor fitness areas with high -quality equipment allowing for individual and group training and exercising with some bench seating along the perimeter. • A fenced community dog park area. • A large, central Clubhouse with various resort -style indoor and outdoor amenities allowing for numerous groups to enjoy and entertain their families and guests. e A heated pool with contemporary styled cabanas/shade structures that complement the adjacent buildings as a year-round leisure recreational amenity for residents, larger group gatherings, and special events. Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be readjusted/moved as needed providing flexibility to the arrangement of site furnishings. A spa facility with a trellis and seating area. • Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area includes two separate built-in barbecue entertainment counters for resident use. • Outdoor flex space with fire place and table seating with a clubhouse kitchen interface. Flexible and movable site furnishings will support various types of events and parties. • Seating area with fire pit/table and built-in seating that interfaces with pool restroom building and east pool area entry. Furthermore, the developer will be required to participate in funding of future parks through the payment of a parks fee based on the Municipal Code requirements. The addition of 341 residents will not impact the City's recreational facilities, as the development would provide the above - mentioned facilities to its residents. Therefore, the project would have a less than significant impact on recreation. 98 FirstCorbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM NO. dam City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Mitigation Measures None. Environmental Evaluation FirstCarbon Solutions 99 Y:\PubllatIans\Client(PN-1N)\SDD7\50070003\ISMND\50070001 The Centre La Quinta ISM ND.dm Environmental Evaluation Environmental Issues 16. Transportation/Traffic Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant Impact Incorporated Impact n ❑ b) Conflict with an applicable congestion ❑ management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? No Impact El u c) Result in a change in air traffic patterns, including ❑ ❑ ❑ either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design ❑ ❑ ❑ ❑ feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ® ❑ ❑ f) Conflict with adopted policies, plans, or ❑ ❑ ® ❑ programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Environmental Setting This analysis is based on the Traffic Impact Analysis (TIA) report prepared by Urban Crossroads dated November 20, 2017. The report is contained in Appendix E of this IS/MND. As directed by City of La Quinta staff, the TIA was prepared in accordance with the City of La Quinta's Engineering Bulletin #06-13 (dated July 23, 2015) and Engineering Bulletin #10-01 (dated August 9, 2010). To ensure that the TIA satisfies the City of La Quinta's traffic study requirements, Urban Crossroads, Inc. prepared a traffic study scoping package for review by City staff prior to the preparation of their report. The Agreement provides an outline of the project study area, trip generation, trip distribution, and analysis methodology. The Agreement approved by the City is also included in Appendix E of this report. 100 FirstCarbon Solutions Y:\Publications\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND d= City of Lo Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Studv/Mitigated Negative Declaration Environmental Evaluation Study Area and Analysis Scenarios The following 14 study area intersections listed in Table 12 were selected for the TIA based on consultation with City of La Quinta staff. Table 12: Intersection Analysis Locations ID Intersection Location 1 Washington Street/Highway 111 2 Adams Street/Highway 111 3 Adams Street/Avenue 47/Auto Centre Drive 4 Adams Street/Driveway 1 5 Adams Street/Via Grazianna 6 Adams Street/Avenue 48 7 Auto Center Way/Highway 111 8 Auto Center Way/Auto Centre Drive 9 Auto Center Way/Driveway 2 10 Driveway 3/Auto Centre Drive 11 La Quinta Drive/Highway 111 12 La Quinta Drive/Auto Centre Drive 13 La Quinta Drive/Driveway 4 14 Dune Palms Road/Highway 111 Jurisdiction La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta La Quinta Through consultation with City staff, daily volume -to -capacity (V/C) roadway analyses have been evaluated for the following roadway segments as shown on Table 13: Table 13: Roadway Segment Analysis Locations ID Roadway Segment Location Jurisdiction 1 Adams Street, Highway 111 to Avenue 47/Auto Centre Drive La Quinta 2 Adams Street, Avenue 47/Auto Centre Drive to Via Grazianna La Quinta 3 Adams Street, Via Grazianna to Avenue 48 La Quinta 4 Highway 111, Adams Street to Auto Center Way La Quinta 5 Highway 111, Auto Center Way to La Quinta Drive La Quinta 6 Highway 111, La Quinta Drive to Dune Palms Road La Quinta FirstCarbon Solutions 101 Y:\Puhliwtlons\Client (PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dc- Environmental Evaluation City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration In accordance with the City of La Quinta's traffic study guidelines the following scenarios have been analyzed in the TIA: Existing (2017) Conditions ■ Existing plus Project (E+P) Conditions ■ Existing plus Ambient Growth plus Project (EAP) (2019) Conditions • Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2019) Conditions The proposed project land use is less intense and would generate fewer vehicle trips than could otherwise occur under the current General Plan designation for the site. As such, General Plan Buildout traffic conditions have not been evaluated. City of La Quinta Required Intersection Level of Service In accordance with City of La Quinta traffic study guidelines, signalized intersections or all -way stop controlled intersections operating at LOS D or better and cross -street stop controlled intersections operating at LOS E or better for the side street have been utilized for the purposes of this analysis. In addition to these requirements, LOS C has been utilized as the minimum LOS for the project driveway locations. Criteria for Determining Significant Impacts Intersections Pursuant to the criteria outlined for the analysis of study area intersections using the Highway Capacity Manual (HCM), a potentially significant project impact is defined to occur at any signalized intersection if the addition of project trips will result in the level of service (LOS) for that intersection to exceed the criteria established in Table 15 for E+P traffic conditions. Table 14: Impact Criteria for Intersections Already Operating at LOS E or LOS F Significant Changes in LOS LOS E An increase in delay of 2 seconds or more LOS F An increase in delay of 1 second or more ' Source: City of La Quinta Engineering Bulletin #06-13 Table 4.0. A potentially significant project impact at an unsignalized study area intersection is defined to occur when an intersection has a projected LOS F on a side street for a two-way stop control, or LOS E or worse for signalized intersections and all -way stop controlled intersections and the addition of project traffic results in an addition of 3 seconds or more of delay for any movement. A potentially significant cumulative impact is defined to occur at any signalized intersection if the addition of project trips will result in the LOS for that intersection to exceed the criteria established in Table 14 for Opening Year Cumulative traffic conditions. 102 FirstCarbon Solutions YAPublicatic ns\Client (PN-1N )\5007\50070002\15MND\50070002 The Centre La Quinta ISM ND.doo City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation Roadway Segments A potentially significant project impact is defined to occur at any study area roadway segment if the segment is projected to be operating at LOS E or LOS F and the V/C ratio increases by 0.02 or more with the addition of project traffic for E+P traffic conditions. A potentially significant cumulative impact is defined to occur at any study area roadway segment if the project would cause the Existing LOS to fall to worse than LOS D for Opening Year Cumulative traffic conditions. A potentially significant cumulative impact is also defined to occur on any study area roadway segment that is already operating at LOS E or LOS F, if the project traffic will increase the V/C ratio by more than 0.02 for Opening Year Cumulative With Project traffic conditions. Project Trip Generation The trip generation rates are based upon data collected by the Institute of Transportation Engineers (ITE) for Single Family Detached Residential (ITE Land Use Code 210) and Hotel (ITE Land Use Code 330) land uses in its published Trip Generation Manual, 9th Edition, 2012. In accordance with the City of La Quinta's traffic study guidelines, trip generation estimates for the project were determined by utilizing the published rates for the peak hour of the generator rather than for the peak hour of adjacent street traffic, where possible. The proposed project is anticipated to generate a net total of approximately 2,468 trip -ends per day on a typical weekday with 180 vehicles per hour during the weekday AM peak hour and 227 vehicles per hour during the weekday PM peak hour. The site is currently zoned Regional Commercial and is designated General Commercial in the City's currently adopted General Plan. The General Commercial land use designation allows for the maximum development of commercial retail uses at a floor -to -area ratio of 0.25 (or 25 percent) of the total acreage. For the proposed site area, the total acreage of 21.97 acres equates to approximately 239,253 square feet (sf) of commercial retail use. A development project constructed in accordance with the currently approved land use would be anticipated to generate a net total of approximately 10,216 trip -ends per day with 230 AM peak -hour trips and 888 PM peak -hour trips under the ITE Land Use code for Shopping Center. The development of the proposed project is anticipated to generate 7,748 fewer trip -ends per day with 50 fewer AM peak -hour trips and 661 fewer PM peak -hour trips compared with the land uses and intensities that could occur under the current General Plan designations. As such, long-range traffic conditions were not evaluated for the purposes of this traffic study. FirstCarbon Solutions Y:\Puhliutions\Client(PN-1N)\5007\50070002\ISMND\50070D02 The Centre La Quinta ISMND.do 103 Environmental Evaluation Environmental Evaluation Would the project: City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Less than significant impact. The results of the potentially significant project and cumulative impacts for the study area intersections for E+P and Opening Year Cumulative traffic conditions are summarized in Table 15. As shown on Table 15, the development of the proposed project is not anticipated to result in a potentially significant project or cumulative impact. A summary of roadway segment V/C analysis is provided on Table 16. As shown on both tables, the study area intersections and roadway segments are anticipated to operate at acceptable LOS under existing and future project conditions. The project is not anticipated to result in a significant impact on the study area intersections under existing and future traffic conditions, based on the City's Significance Criteria. As such, the project would comply with the City's standards. The proposed project is forecast to generate 2,468 daily weekday trips with 180 vehicle trips in the AM peak hour and 227 vehicle trips in the PM peak hour. The results of the traffic analysis indicate that the proposed project would not create any project - level significant impacts to the surrounding roadway system during any of the scenarios evaluated. The project would not conflict with any applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system. Thus, the project would result in less than significant impacts on traffic/circulation and the surrounding roadway network, and no mitigation would be required. See Impact 16f) regarding the proposed project's impact on transit, bicycle, and pedestrian facilities. 104 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002The Centre La Quinta ISM ND.doa d 0 ~ 7 C.Ln W W ❑ u u ❑ W Q u u W Q U W C O p J O E W u a u v a ° p GC! 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Less than significant impact. The intent of a Congestion Management Program (CMP) is to more directly link land use, transportation, and air quality, thereby prompting reasonable growth management programs that will effectively utilize new transportation funds, alleviate traffic congestion and related impacts, and improve air quality. Counties within California have developed CMPs with varying methods and strategies to meet the intent of the CMP legislation. The County of Riverside CMP became effective with the passage of Proposition 111 in 1990 and updated most recently in 2011. The Riverside County Transportation Commission (RCTC) adopted the 2011 CMP for the County of Riverside in December 2011. Highway 111 is designated a highway on the CMP System from Interstate 10 (1-10) to the Imperial County Line. The following five study area intersections along Highway 111 are CMP locations: • Washington Street and Highway 111 Adams Street and Highway 111 • Auto Center Way and Highway 111 • La Quinta Drive and Highway 111 • Dune Palms Road and Highway 111 The following three study area roadway segments along Highway 111 are CMP facilities: Adams Street to Auto Center Way • Auto Center Way to La Quinta Drive • La Quinta Drive to Dune Palms Road RCTC has adopted LOS E as the minimum standard for intersections and segments along the CMP System of Highways and Roadways. As stated in Impact 16a), the CMP intersections and roadway segments are anticipated to operate at an acceptable LOS of D or better under all analysis scenarios. As such, impacts on the applicable congestion management program would be less than significant. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? No impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes Airport and approximately 8.35 northwest of the Jacqueline Cochran Regional Airport. The project site is not located within an airport land use plan. Therefore, the project will not result in a change in air traffic patterns in the project area. FirstCarbon Solutions Y:\Publications\Client(PN-JN(\5007\50070002\ISMND\50070002 The Centre La Quinta ISM NO, d- 107 Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial StudyJMitigated Negative Declaration d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than significant impact. The project would not include hazardous design features nor would it include incompatible uses. There are no sharp curves along Adams Street, La Quinta Drive, or Auto Center Way that would create hazards to either pedestrian or vehicular traffic. The site adjacent roadways of Auto Centre Drive, Adams Street, and La Quinta Drive are constructed to their ultimate General Plan designation. Curb -and -gutter and sidewalk improvements are in place, however, should be modified accordingly based on proposed driveway locations. As such, impacts related to increasing hazards due to design features would be less than significant. The project driveways will be constructed in conformance with City of La Quinta standards, including provisions for sight distance requirements. On -site traffic signing and striping will be implemented in conjunction with detailed construction plans for the project and as approved by the City of La Quinta. Therefore, the project would not substantially increase hazards related to design features. e) Result in inadequate emergency access? Less than significant impact with mitigation incorporated. Regional access to the project site is provided via Highway 111 and the 1-10 Freeway via Washington Street. Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive via the following driveways: • Adams Street via Via Grazianna/Driveway 1 (full access) m Auto Center Way via Driveway 2 (full access) . Auto Centre Drive via Driveway 3 (full access) • La Quinta Drive via Driveway 4 (full access) Implementation of Mitigation Measure TRANS-1 is recommended to address site access improvements for the project. With the implementation of Mitigation Measure TRANS-1, the project's impacts to adequate emergency access will be reduced to a less than significant level. f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Less than significant impact. Transit Service The study area is currently served by the SunLine Transit Agency with bus services along Highway 111, Washington Street, and Adams Street via Lines 70 and 111. Transit service in the vicinity of the project site provided via Lines 70 and 111. There is an existing bus stop for Line 70 on the southwest corner of Adams Street and Highway 111, and a bus stop for Line 111 on the southeast corner of Adams Street and Highway 111. 108 FirstCarbon Solutions Y:\Publications\Client (PN-JN)\5007\5W70002\ISMND\50070002 The Centre La Quinta ISMND-daa City of La Quinta La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Pedestrian and Alternative Facilities Environmental Evaluation The project site has existing pedestrian access to sidewalks along Adams Street, Auto Centre Drive, and La Quinta Drive. In addition, the study area currently includes Class II bike lanes on Adams Street south of Highway 111. According to the City of La Quinta General Plan Update Future Buildout Golf Cart/neighborhood electric vehicle (NEV) Paths, future Class III golf cart/NEV paths are proposed along Auto Centre Drive and Dune Palms Road. Avenue 47 (west of Adams Street) is planned to be a Class II Golf Cart/NEV path into the adjacent Washington Park Retail and terminating at Washington Street. The implementation of the project will not alter transit services or pedestrian facilities. Mitigation Measures MM TRANS-1 Curb -and -gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements alongthe project's western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: - Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. Is Auto Center Way & Driveway 2—Construct the intersection with the following: - Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive —Construct the intersection with the following: - Construct south leg to facilitate ingress and egress access to the proposed hotel. - Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: - Construct west leg to facilitate ingress and egress access to the proposed residential use. - Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). FirstCarbon Solutions V:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM ND.doa 109 Environmental Evaluation Environmental Issues City of La Quinto La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Significant Mitigation Impact Incorporated Less than Significant No Impact Impact 17. Tribal Cultural Resources Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California ❑ ❑ ❑ Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or b) A resource determined by the lead agency, in its ❑ ® ❑ ❑ discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Environmental Evaluation Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Cause a substantial adverse change in the significance of a tribal cultural resource listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? No impact: Tribal Cultural Resources (TCRs) can include wood, stone, foundations, and other structural remains; debris -filled wells or privies; and deposits of wood, glass, ceramics, and other refuse. The general area has been shown to be highly archaeologically sensitive for both prehistoric and historic resources. The abundance of previously recorded cultural resources within the immediate vicinity of the project area exhibit no clear distribution pattern, which is likely due to the proximity of the project area to the boundaries of ancient Lake Cahuilla. Furthermore, four resources (two historic and two prehistoric) have been previously recorded within the project area, indicating that the subject parcel itself has a high sensitivity to produce both historic and prehistoric resources. However, these were determined to be ineligible for the NR or CR and were destroyed as a result of previous excavations on -site. 110 FirstCarbon Solutions Y!\Publications\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND-doa City of La Quinta La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation The project area itself has been studied in depth through subsequent surveys in 1992 and monitored during excavations and grading conducted in 1999/2000 (RI-3481 and RI-3482) and again in 2008. Confirmation through the pedestrian survey confirmed that the upper 3 feet of soil within the project area has been locally excavated and engineered to its current compaction (approximately 75 percent). Therefore, the potential to encounter tribal cultural resources within the uppermost strata is virtually non-existent. All of the letters may be found in their entirety in Appendix G. b) Cause a substantial adverse change in the significance of a tribal cultural resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? Less than significant impact with mitigation incorporated. The NAHC conducted a search of their Sacred Lands File on May 19, 2017. The search was negative for any listed Sacred Lands in proximity of the project. NAHC recommended certain tribes affiliated to the general area be contacted and invited to comment or share information regarding cultural resources in the area. FCS notified the tribes of the project in writing on May 22, 2017 as part of its cultural resource analysis. One response has been received dated June 13, 2017 identifying the project as within the Agua Caliente Tribe's Traditional Use Area (Appendix G). The City conducted AB 52 and SB 18 consultations with tribes as designated by NAHC. The Agua Caliente Tribe requested the following in a letter dated December 18, 2017: 1. A copy of the records search with associated survey reports and site records from the information center. 2. A cultural resources inventory of the project area by a qualified archaeologist prior to any development activities in this area. 3. Copies of any cultural resource documentation (report and site records) generated in connection with this project. 4. The presence of an archaeologist who meets the Secretary of Interior's standards during any ground -disturbing activities. 5. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground -disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070D02 The Centre La Quinta ISM ND doa ill Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration 6. This area is highly sensitive for cultural resources. The Agua Caliente Band of Cahuilla Indians Tribal Historical Preservation Officer (THPO) requests a meeting with the City of La Quinta before any ground -disturbing activities take place. On December 20, 2017 the Viejas Tribal Government responded to the SB 18 notification and determined that the project site has little cultural significance or ties to Viejas. On January 9, 2018, the Augustine Band of Cahuilla Indians responded to the SIB 18 notification. They responded that they were unaware of specific cultural resources that may be affected by the proposed project. The Agua Caliente Band of Cahuilla Indians responded to the AB 52 consultation letter that although the project is outside of the Agua Caliente Band of Cahuilla Indians territory, it is within the Tribe's Traditional Use Area. The Tribe reiterated its concerns consistent with their December 2017 letter. Mitigation Measures TCR-1 and TCR-2 would address all tribes' requests and ensure that the project would not cause a substantial adverse change in the significance of a tribal cultural resource. Mitigation Measures MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR-2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the 112 Fi►stCarbon Solutions Y:\Publications\Client (PN-1N )\5007\50070002\ISMND\5007D002 The Centre La Quinta ISMND doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MILD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. FirstCorbon Solutions 113 Y:\Publications\Client(PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND.d— Environmental Evaluation City of to Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 18. Utilities and Service Systems Would the project: a) Exceed wastewater treatment requirements of the ❑ ❑ ® ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water ❑ ❑ ® ❑ or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new ❑ ❑ ® ❑ storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve ❑ ❑ ® ❑ the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater ❑ ❑ ® ❑ treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted [[ ❑ ❑ capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes ❑ ❑ 0 ❑ and regulations related to solid waste? Environmental Setting Wastewater Collection and Treatment Sanitary sewer collection and treatment facilities are provided by the CVWD within most of the City. There are two CVWD wastewater treatment plants that serve the City of La Quinta. Water Reclamation Plant 7 (WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio. It provides wastewater treatment for development in the City of La Quinta north of Miles Avenue. The capacity of WRP-7 is 5 million gallons per day (mgd), and the plant processes approximately 2.8 to 3.0 mgd. It has the capacity to expand to 7.5 mgd. Currently there is sufficient excess capacity; therefore, although expansion capacity exists, no such plans are proposed at this time. The Mid -Valley Water Reclamation Plant (WRP-4), located in Thermal (11.8 miles southeast of the Village), serves the area in the City of La Quinta located south of Miles Avenue including the project. 114 FirstCorbon Solutions YAPublications\Client (PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doa City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial5tudy/Mitigated Negative Declaration Environmental Evaluation The WRP-4 has a current capacity of just under 10 mgd, and processes approximately 5 mgd per day, Given the excess capacity, there are currently no plans for expansion at the Mid -Valley plant. WRP-4 does not include tertiary treatment facilities. CVWD indicates that such facilities could be located at this plant in the future should demand warrant. There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer lines in Auto Center Drive for the development to connect to. On -site there will be 8-inch sewer mains except that the commercial retail site will have a 6-inch sewer main. Water Supply The Coachella Valley including the project area is located within the Colorado River Watershed, which drains into the Salton Trough. The desert climate is characteristically dry, with an average of less than 4 inches of annual rainfall. Therefore, water is an especially limited and valuable resource. To satisfy the demand for water from residential, commercial and agricultural users, the Coachella Valley supplements local groundwater supplies with water from northern California and the Colorado River. Northern California water is conveyed to southern California via the California aqueduct. Over 23 million people and 755,000 acres of agricultural lands are served by the system. Supplies to southern California vary annually based on weather. Water supplies are more available in wet years and decrease during dry years. California is entitled to 4.4 million acre-feet of Colorado River water per year, as set forth in a 1964 Supreme Court ruling. Although Colorado River water is one of the Coachella Valley's main source of water, it is considered poor in quality. In addition to the high levels of total dissolved solids, this water has been cited as contributing to the salinity problems in the Valley. This supply is used mainly for irrigation. Solid Waste The City has a solid waste service agreement with Burrtec Waste and Recycling Services, LLC for the collection and transport of solid waste to landfill sites. The service agreement between the City and Burrtec Waste and Recycling Services, LLC is negotiated every 5 years. The Edom Hill Transfer Station accepts solid waste from the City. All waste received at the Edom Hill Transfer Station is transferred to one of three landfills: Lambs Canyon Landfill near Beaumont, Badlands Landfill near Moreno Valley, and El Sobrante Landfill near Corona.29 These landfills have remaining capacity of 19,242,950, 15,648,799, and 145,530,000 tons, respectively, and are expected to close in 2029, 2022 and 2045, respectively.30 The State of California has mandated a 50 percent waste diversion rate that must be met by all counties and cities. According to CalRecycle, the State's integrated waste management agency, solid waste generated by construction and demolition sites may account for as much as 22 percent of the solid waste stream. City of La Quinta. SilverRock Resort. Addendum to the Adopted Mitigation Negative Declaration. Page 230. 30 CalRecycle. 2017. Facility/Site Summary details. Available: http://www.calrecycle.ca.gov/SWFacilities/Directory/33-AA- 0217/Detail/. FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta 15MN0 doa 115 Environmental Evaluation City of La Quinta La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Prior to the issuance of grading permits, the City refers developers to Burrtec environmental staff to develop a recycling plan to recycle at least 50 percent of these materials. Environmental Evaluation This section evaluates potential effects on Utilities and Service Systems that may result from project implementation. Descriptions and analysis in this section are based on results from the La Quinta General Plan, La Quinta Municipal Code, the Project Specific Water Quality Management Plan (Appendix F), and the Preliminary Drainage Study for the project (Appendix F). Would the project. a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Less than significant impact. Wastewater from the project would mainly consist of effluent typical of residential and hotel units. Small quantities of hazardous household materials such as cleaning solvents may be present, but not in quantities sufficient to exceed treatment requirements. The project would also be required to meet all applicable regulations, including NPDES permit requirements and those of the RWQCB. The proposed project shall be connected to sanitary sewer service. Lastly, the City shall ensure coordination with the CVWD to assure that existing and future extended sanitary sewer facilities are adequate to meet the needs of project. Therefore, impacts would be less than significant. b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than significant impact. As stated above, both water reclamation plants are processing less wastewater than their capacity. Together, the two plants have a remaining capacity of approximately 6 mgd. The project would be served by WRP-4, which has approximately 4 mgd remaining capacity. The proposed project includes the development of 131 residential units and a 125-room hotel. The increase in density and the intensification of land uses would increase the amount of wastewater generated in the project area. As stated in the General Plan EIR31, it is assumed that domestic wastewater flows are equivalent to the potable water demand projections. Therefore, the project would generate 66.04 acre-feet of wastewater per year, or 58,957 gallons per day. The amount of wastewater generated by the project would account for a nominal 1.47 percent of the remaining capacity of WRP-4 Lastly, the requirement of all projects within the project area to pay a connection fee would financially assist towards the future expansion and upgrading of wastewater drainage infrastructure. Therefore, implementation of the proposed project would not exceed wastewater treatment requirements. Impacts would be less than significant. 31 http://www.laquintaca.gov/home/showdocument?id=15857, page III-187. 116 FirstCarbon Solutions YAPublications\Client (PN-JN(\5007\5 70002\ISMND\50070002 The Centre La Quinta ISMND-doa City of La Quints La Quinta—The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than significant impact. The proposed project would be served by existing stormwater facilities maintained by the City of La Quinta. As stipulated in the City's General Plan EIR Mitigation Measure 6, new development is required to construct on -site retention/detention basins and other stormwater management facilities that are capable of managing stormwater flows. Further, the project would be subject to Chapter 8.70.070 of the City's Municipal Code, which stipulates that the project must comply with all WQMP requirements as may be set forth in the stormwater management plan for such projects, along with all related conditions and requirements established by the City. The proposed project will implement BMPs to address the pollutants of concern that may potentially be generated by from the operation of the project site. The project will be required to retain Urban Runoff on -site in conformance with local ordinance. Table 7 of the Project Specific Water Quality Management Plan (WQMP) in Appendix F contains further details regarding applicable BMPs for the proposed project. Please also see Section 8, Hydrology and Water Quality, above. Further, pursuant to the WQMP, the project would be required to implement stormwater best management practices that limit the volume and flow of stormwater to the municipal storm sewer system (Appendix F). Therefore, overall, impacts would be less than significant. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less than significant impact. The project consists of 131 dwelling units and a 125-room hotel on approximately 22 acres. The project would connect to the CVWD's water facilities, similar to the existing residential uses nearby. The CVWD provides water to its customers from several sources, including groundwater, the State Water Project, and the Colorado River. A commercial development permitted under the current zoning (Regional Commercial with floor - area ratio of 0.35) would be 335,412 square feet in size. The water demand of a corporate building (permitted under the existing Regional Commercial zone) would be 12.78 acre-feet per year (34g/sf/day x 335.412 ksf x 365 = 4,162,462 gallons, or 12.78 acre-feet).32 As detailed under Impact 9b), the proposed project would have a water demand of 66.04 acre-feet per year. Although the proposed project has a much higher water demand compared with a commercial development permitted under the current zoning, the project's water demand would account for a nominal percentage (0.05 percent) of the projected CVWD water supply. The projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet, and would continue to increase through 2040. 32 https://www.energystar.gov/sites/default/files/buildings/tools/DataTrends_Water_20121002.pdf. FirstCorbon Solutions Y:\Publications\Client iPN-1N i\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND doa 117 Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Further, CVWD also has plans to increase its use of recycled water and may develop desalinated agricultural drain water to supplement the existing supplies in the future if necessary. Although the project will result in increased water usage beyond existing conditions (since the site is currently vacant) and what was planned under the City's General Plan, the increased water demand only accounts for a negligible amount of CVWD's project water supply. No new or expanded water supply entitlements would be needed. Therefore, impacts would be less than significant. e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less than significant impact. As discussed in Impact 18b), the project would generate 66.04 acre- feet of wastewater per year, or 58,957 gallons per day. Alternatively, a commercial development permitted under the current zoning would generate 12.78 acre-feet of wastewater per year, or 11,410 gallons per day. Although the proposed project would generate a much higher amount of wastewater, it would account for a nominal percentage (1.47 percent) of the remaining capacity of WRP-4. As such, there is sufficient capacity at the treatment plant to serve the proposed project in addition to existing commitments. Impacts would be less than significant. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? Less than significant impact. As discussed above, there is sufficient landfill capacity available to accommodate the construction and operational phase of the project. The project would be served by three landfills: the Lambs Canyon Landfill near Beaumont, the Badlands Landfill near Moreno Valley, and the El Sobrante Landfill near Corona. These landfills have a remaining combined capacity of 180,421,749 tons. The proposed project includes the construction of a 125-room hotel and 131 residential units, which would require a GPA and a zone change. The increase in density and the intensification of land uses would increase the amount of solid waste generated in the project area. According to the CalRecycle Estate Solid Waste Generation rates website, the 125-room hotel would generate 250 pounds of solid waste per day (2pounds/room/day). The residential development would generate 1,602 pounds of solid waste per day (12.23lbs/household/day)33. In total, the project would generate 1,852 pounds of solid waste per day. The three existing landfills described above would have long-term capacity sufficient for expected solid waste generated by the project, and Burrtec plans on providing service to accommodate future development. Burrtec also implements recycling programs and provides those services as part of its waste contract obligations. Beyond typical household recycling pick-up and diversion, Burrtec also provides several recycling -related programs to City residents, including curbside pick-up of large items, waste motor oil, green waste, and other off -site programs and events for a -waste and paper shredding. Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal. Thus, impacts would be less than significant. 33 https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates 118 FirstCarbon Solutions YAPuhlications\Client)PN-1N)\5007\500700D2\ISMND\50070D02 The Centre La Quinta ISM ND.doa City of La Quinta La Quinta— The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation g) Comply with federal, state, and local statutes and regulations related to solid waste? Less than significant impact. Solid waste disposal services must follow federal, state, and local statutes and regulations related to the collection of solid waste. The project proposes development of residential uses, which would not involve the production and/or disposal of any acutely toxic or otherwise hazardous materials. The proposed project would comply with all state and local waste diversion requirements, including The Integrated Waste Management Act (AB 939), which requires projects to meet at least a 50 percent diversion rate, and Municipal Code Chapter 6.04, regarding waste collection. As such, impacts would be less than significant. Mitigation Measures None. FirstCarbon Solutions 119 Y:\Publications\Client (PN-1N(\5007\50070002\ISMND\50070002 The Centre La Quin to ISMND doa Environmental Evaluation City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Less than Significant Potentially Impact with Less than Significant Mitigation Significant No Environmental Issues Impact Incorporated Impact Impact 19. Mandatory Findings of Significance a) Does the project have the potential to degrade ❑ ® ❑ ❑ the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are ❑ 0 El individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, ❑ ® ❑ ❑ which will cause substantial adverse effects on human beings, either directly or indirectly? Environmental Evaluation a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Less than significant with mitigation incorporated. As described in the analysis above, implementation of the proposed project would not degrade the quality of the environment; substantially reduce the habitats of fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threatens to eliminate a plant or animals; or eliminate important examples of major periods of California history or prehistory with the incorporation of the identified mitigation measures. 120 FirstCarbon Solutions Y:\Publications\Client(PN-1N)\5007\50070002\15MND\50D70D02 The Centre La Quinta ISMND dos City of La Quints La Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration Environmental Evaluation b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less than significant impact with mitigation incorporated. The residential and hotel development contemplated by the proposed project would increase or intensify certain impacts to a greater extent (i.e., water usage and wastewater generation) than what could occur from commercial development that would be permitted under the City's existing General Plan and zoning for the site. However, these impacts would still be less than significant. In addition, the proposed project would result in potentially significant project -specific impacts to air quality, biological resources, and cultural resources and could result in noise and traffic impacts. However, mitigation measures have been identified that would reduce these impacts to less than significant levels. Furthermore, the Air Quality and Transportation/Traffic analyses presented in Section 3 and Section 16, respectively, of this document considered cumulative impacts and determined that cumulative air quality and traffic impacts would less than significant. The proposed project would have less than significant impacts to all other resource areas discussed in the analysis section, above. No additional mitigation measures would be required to reduce cumulative impacts to less than significant levels. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less than significant impact with mitigation incorporated. Previous sections of this Initial Study/Mitigated Negative Declaration reviewed the project's potential impacts related to air quality, geology/soils, hazards/hazardous materials, noise, vibration and other environmental issue areas that could impact human beings. Implementation would not displace or otherwise significantly impact existing residences. As concluded in these previous discussions, the project would result in less than significant environmental impacts with implementation of project design features, conditions and recommended mitigation measures. Therefore, with implementation of the specified mitigation, the project would cause less than significant adverse effects on human beings. FirstCarbon Solutions YAPublications\Client(PN-1N(\5007\50070002\ISMND\S0070002 The Centre La Quinta ISMND.doa 121 THIS PAGE INTENTIONALLY LEFT BLANK City of La Quints La Quints —The Centre at La Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration References Assembly Bill No. 1191 Chapter 276. Quimby Act: Fees. Accessed May 5, 2017. Website: https:Hleginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB1191. California Department of Conservation. 2014. Riverside County Important Farmland Data. Accessed May16, 2017. Website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf /2014/riv14 _c.pdf. California Department of Conservation. Riverside County Williamson Act FY 2015/2016. 2014. Accessed May 16, 2017. Website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/2014 /riv14_c.pdf. California Department of Transportation. Riverside County Scenic Highway Mapping System. Accessed May 16, 2017. Website: http://www.dot.ca.gov/hq/LandArch/16_livability /scenic_highways/. California Department of Transportation. The California Scenic Highway Program. 29 July. 2008. Accessed May 22, 2017. Website: http://www.dot.ca.gov/dist3/departments/mtce/ scenic.htm. City of La Quinta General Plan Chapter II Community Development. La Quinta. Accessed May 5, 2017. Website: http://www.laquintaca.gov/home/showdocument?id=15838. City of La Quinta General Plan Update: Biological Resources. La Quinta. Accessed May 5, 2017. Website: http://www.laquintaca.gov/home/showdocument?id=15865. City of La Quinta Master Drainage Plan. Website: http://www.laquintaca.gov/home /showdocument?id=8523. Accessed May 21, 2017. City of La Quinta. 2010. Emergency Operations Plan. May 3. Website: http://www.laquintaca.gov /home/showdocument?id=12446. Accessed June 2017. City of La Quinta. General Plan EIR Faults and Historical Seismicity Map Exhibit III-8. 2010. Website: http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May, 2017. City of La Quinta. General Plan EIR Geologic Map of the Planning Area Map Exhibit III-6. 2010. Website: http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May, 2017. City of La Quinta. General Plan EIR Seismic Hazards Map Exhibit III-9. 2010. Website: http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May, 2017. City of La Quinta. The Centre at La Quinta Specific Plan Amendment #4. Website: http://lglaserfiche.docsonthecioud.com/WebLink/PDF/kaoepgpzn5cyllmcvwxgc5eh/10/SP 2097-029%20The% 20Center%20at%20LQ%20(2005)%20-%20Amend ment%204. pdf. FirstCarbon Solutions Y:\Puhliutions\Client(PN-1NA5007\50070002\ISMND\50070002 The Centre La Quinta ISMND dos 123 City of La Quints La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project References Initial Study/Mitigated Negative Declaration Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan. Website: http://www.cvmshcp.org/pdf%20files/Annual%20 Report%202016/2016%20Annual%20Report%20Final.pdf. Accessed May 5, 2017. Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan. Conservation Areas Map. Website: http://www.cvmshcp.org/Plan/`20Documents/_system_ files/d4-1.pdf. Accessed June 26, 2017 Coachella Valley Water District (CVWD). July 1, 2016. Website: http://cvwd.org/ArchiveCenter /View File/Item/516. Accessed May 21, 2017. County of Riverside. 2015. Appendix E-1: Socioeconomic Build -Out Assumptions and Methodology. December 8. Website: http://planning.rctlma.org/Portals/0/genplan/general_plan_2016/ appendices/Appendix%20E-1_120815.pdf?ver=2016-04-01-142000-897. Accessed May 2017. FEMA Flood Insurance Map. Website: https://msc.fema.gov/portal/search?AddressQuery=79315/ 20Highway%20111%201a%20quinta#searchresultsanchor. Accessed May 21, 2017. La Quinta General Plan Chapter III Natural Resources. La Quinta. Accessed May 5, 2017. Website: http://www.laquintaca.gov/home/showdocument?id=15843. La Quinta General Plan Chapter V Public Infrastructure & Services. Accessed May 5, 2017. Website: http://www.laquintaca.gov/home/showdocument?id=15841. La Quinta General Plan EIR Technical Appendices Appendix E. La Quinta. Accessed May 5, 2017. Website: http://www.laquintaca.gov/home/showdocument?id=15863. La Quinta Municipal Code. La Quinta. Accessed May 5, 2017. Website: http://www.gcode.us/ codes/laquinta/. La Quinta Municipal Code. Title 9 Zoning. Chapter 9.100.150 Outdoor Lighting. Accessed May 7, 2017. Website: http://gcode.us/codes/laquinta/?view=desktop&topic=9-9_60. Riverside County General Plan Environmental Impact Report: Flood and Dam Inundation Hazards. Website: http://planning.rctlma.org/Portals/O/genplan/general_plan_2015/DEIR%20521 /04- 11_FloodAndDaminundationHazards.pdf. Accessed May 5, 2017. Riverside County Planning Department. Riverside Extended Mountain Area Plan Figure 5. 8 December. 2015. Website: http://planning.rctlma.org/Portals/0/genplan /general_plan_2016/area_plans/REMAP_120815m.pdf?ver=2016-04-01- 101022-710. Accessed May 22, 2017. The Governor's Office of Emergency Services Map. Website: http://myhazards.caloes.ca.gov/. Accessed May 21, 2017. United States Geological Survey (USGS). La Quinta, California 7.5 Minute Quadrangle map (USGS, 2012). 114 FirstCorbon Solutions YAPuhlicatians\Client(PN-1N)\5007\50070002\ISMNO\50070002 The Centre La Quinta ISM NO, dos City of La Quinta Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration References Whitewater River MS4 Permit. Website: http://www.waterboards.ca.gov/rwgcb7/board_decisions /adopted_orders/orders/2013/0011cv_ms4.pdf. Accessed May 21, 2017. Whitewater River Region Water Quality Management Plan (WQMP) Guidance Document. Website: http://www.floodcontrol.co.riverside.ca.us/NPDES/WhitewaterWS.aspx. Accessed May 21, 2017. FirstCarbon Solutions 115 Y:\Publications\Client(PN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta 15MND.dou THIS PAGE INTENTIONALLY LEFT BLANK City of La Quints La Quinta—The Centre at Lo Quints (APN 600-340-048) Project Initial Study/Mitigated Negative Declaration FirstCarbon Solutions 250 Commerce, Suite 250 Irvine, CA 92602 Phone: 714.508.4100 Fax: 714.508.4110 List of Preparers ProjectDirector..................................................................................................................... Frank Coyle ProjectManager........................................................................................................................ Cecilia So Environmental Analyst .................. ................................................................ ..................... Connor Tindall Environmental Analyst. ........................................................................................................... ....... Tsui Li Environmental Intern.......................................................................................................... Dina Sabatelli Editor..................................................................................................................... ........... Ed Livingston Word Processor.............................................................................................................. Ericka Rodriguez GIS/Graphics........................................................................................................... John De Martino Reprographics..................................................................................................................... Octavio Perez Matthew McLaughlin Urban Crossroads, Inc. —Technical Subconsultant 260 E. Baker Street, Suite 200 Costa Mesa, CA 92626 Phone: 949.660.1994 Fax: 949.660.1911 EEI—Technical Subconsultant 2195 Faraday Avenue, Suite K Phone: 760.431.3747 Fax: 760.431.3748 FirstCarbon Solutions 127 Y:\Publications\Client(PN-JN)\5007\50070002\ISMND\50070002 The Centre La Quinta ISM NO doa E 0 L OI a' m o Ot Y t Q O E aai O C U O a c o, o y m u (U � ; O c 0 a o, � L o a O c' W O u LA O LA GD ' O >_ Y O o O O o O UCL m cu > u u u U u oc a = _ 0CL O 1 O O O r v> m c u > a o a -` ° m � E •o p �a bp oD c Y -0 rl > L 7 N C 7 v r-0La o O n W a m =a a CY ai oc >' Ea J O > �y/f +•' i O O u Q a f0 f0 4A L C L u Q O ip Q r •L N ,� i f0 0) O > c V C a 4J C Op N O =O ~ c — G c c a do v a L O +. a c Yo cYLo C f6 L bD O u T Q a c C O C7 C O M a 7 W ticO= a -001 'O O a 76 L N to u a of C — O O C C c +O+ ;:i O O C aj L �? �o O O Y -O GO L O _ to O a•"I i +0+ b0 a 0a0 L �'i fY9 p O aY0 f0 L C fY0 a U- v W�� v `w 3 0 3 .� c n m v a a � -a ai cp a E m =a =a to 0 cu L E E o E o o a a �I u a0)i > a (0 O_ C U hD O L _ CL O Y O •v� In m 0 0 bn a — v c_ a m i `p N U 'O O v N N N p - U LpD � m a� .O 3 �a t a T L }' �_ aD O_ '0 L i 'O =O U O M fl_ a V1 O OD ate•+ -O vi bo Y •vi p a a L a L L O ate•, OD >- u ate! �f) E -p c OL �, a3+ 0_ .+-' O O c N rp g c 0 ca M c= c U c Y .Y o Ln u N t1oo L a a Y a o c s m Q v v .c ..2 m a c cuD E c m ° Y � m m: E v c° '� aai c o n3 c c «.° `L° aY' u °cD +� o aai � v r 3 '� _ oL v �' CU a m 3 '- CL o o r C: ° oD a o 3 .N v c a m c -c vVo E +' `° c 3 a a v n o m °J v "n > c �- c T .- a c u -0� L E o a'o > E v o: 3 a a m oD s T o� E m v v� `° v o c E `-' tw n u �_ c +� O a E E .� o .L Y O L C L-o a m c u 0 3 a u° a p V _ c �-av Tyo E o a E t ac aNv> 0 0 Q O a m m Ou '6 a Y p L a N a0 Y m u V1 O o c "" tia O c c c E a o v o -*- aci o a' o ao > a c>} 10 2 m a a u c '� c>� 2 c o>> a ej -+ Q m oD — p Ma a m c + > 0 0 Q aai u v c c a 3 o N"> u m a� u um 0 m O a L p O O OD a) m H u U C 'M . ■ M E c 0 d a E 0 0 c 0 m u �o •E w m G E 1- c 0 W. m u 5E O M O s d G G v "O p C N V H-0 On > -6 75 CD O -O O •u 7 +p-' m vYi i m cu L A C a m •5 o N � CL -0 — -0 -p C C ++ O a+ aJ 7 O O C C> C 7 ? u m y ry p o u u C ai -0 C E cL a 0 o v n 'o v v f6 -0 L C� m y °' ai +� L E a1 E O_ 61 C O p C-C m 4--Fa !C O C N ++ ,� 7 +' '� a! 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O> a U a C Q O a > 2 Q ++ a ++ O c W a a^ L O n U > L ++ Z a a fn '++ 0 U a� fo >> C z a) Z u L o u raa >m 06 a o E m ° a a 'L +� a QJ c u fo ° O E m> o° O10 'o > >> L 0 a w a �' a w t a-C 3 Ln c v fn v o v .fu u o-a o a �a0o 0 0 > +L+ a U > w0.- M C L1 L N z L 'n N '- M v a C d t L O a 7 y L a Cf C J L-2 O >, N O Lf)C to w C +-' s a f° a s a 0 N E i u a Y u af°i W c c 3 o m> v O fo a of fo c a fo in u U iri u y C a v E f0 v m 0 2° u pc ° c fa O c� E o OO fa Imo- `o i -a0 .� -a0 L z Q v L a L L fY CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 1 of 6 SPECIFIC PLAN 2017-0003 GENERAL EXHIBIT B RESOLUTION NO. 2018-038 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2017-0003 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2017-0003, these conditions shall take precedence. 3. Specific Plan 2017-0003 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2017-0009 Tentative Tract Map 2017-0007 Specific Plan 2017-0003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan document to the Design and Development Department. The Final Specific Plan shall include all text and graphics, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Manager. 5. If the City or Applicant receive the right to maintain the landscaped parkway on the east side of Adams Street, from the project entrance south to the southern project boundary, the applicant or Homeowners' Association if responsible, shall be responsible for maintenance, and shall enter into an Agreement with the City to maintain the parkway in perpetuity. 6. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 2 of 6 maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney's Office prior to recordation; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. 7. The Recreation Center and all associated facilities, including the pool, picnic areas, etc. represented in the Site Development Permit on sheet L2, Community Club, shall be completed and open for use prior to the occupancy of the 2Oth residential unit. The developer shall bond for the full value of improvements for the Community Club prior to the issuance of the 1st building permit. 8. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off -road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. MM BI0-1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. • All ground -disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. • If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. ■ If no breeding birds or active nests are observed during the pre - construction survey, or if they are observed and would not be CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 3 of 6 disturbed, then project activities may begin and no further mitigation would be required. If an active bird nest is located during the pre -construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non -special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 4 of 6 shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM NOI-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 5of6 MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements along the project's western boundary along the southern extension of Auto Center Way. Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive —Construct the intersection with the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). • La Quinta Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL -APPROVED SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 6 of 6 construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR-2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 1 of 23 (;FNFPAI EXHIBIT C RESOLUTION NO. 2018-038 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal ® La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 2 of 23 Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post - construction BMPs as required. 6. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 3 of 23 effect at the time of issuance of building permit(s). 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. The applicant shall retain for private use on the Final Map all private street rights -of - way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Adams Street - No additional right of way dedication is required. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 4 of 23 2) La Quinto Drive - No additional right of way dedication is required. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 16. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 19. Direct vehicular access to Adams Street and La Quinta Drive is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 5 of 23 Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Adams Street a. The applicant shall pay his fair -share (67.6% calculated in the Traffic Impact Analysis, Table 1-6) towards the design and construction of a northbound deceleration/right turn only lane on Adams Street at Auto Center Drive. The amount of the applicant's fair share for the above -mentioned improvements shall be as approved by the City Engineer. b. Widen the east side of the street along frontage as necessary in order to accommodate a deceleration/right turn only lane serving the main entrance to the project. C. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. 2) La Quints Drive a. The applicant shall pay the City to restripe dual northbound left turn lanes and a through/right turn lane with modification made to the traffic signal detection zones at the intersection of Highway 111. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 6 of 23 3) Auto Center Way South a. The applicant shall construct curb, gutter, and 6-foot wide sidewalk on the east side. 4) Auto Center Drive and Auto Center Way - The applicant shall reconstruct the roundabout to include a truck apron. Other required improvements in the right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. INTERNAL STREETS 1) Construct internal streets per the approved lay -out shown on the Tentative Tract map and/or as approved by the City Engineer. Minimum street width shall be 25 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 2) The location of driveways shall not be located within the curb return and away from intersections, when possible. 25. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 7 of 23 26. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 27. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 28. General access points and turning movements of traffic are limited to the following: Adams Street (Primary Entry): Right turn in, right turn out, and left turn in movements are permitted. Left turn movements out are prohibited. La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed. 29. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 30. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 8 of 23 31. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. FINAL MAPS 32. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City's map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1" = 40' scale. PARKING and ACCESS POINTS 33. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. IMPROVEMENT PLANS CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 9 of 23 As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 35. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. B. C. D. E. F. On -Site Rough Grading Plan PM10 Plan Erosion Control Plan WQMP 1" = 40' Horizontal 1" = 40' Horizontal 1" = 40' Horizontal (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. Off -Site Street Improvement/Storm Drain Plan Off -Site Signing & Striping Plan 1" = 40' Horizontal, 1" = 4' Vertical 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Precise Grading Plan 1" = 30' Horizontal H. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through H to be submitted concurrently. (Separate Storm Drain Plans if applicable) CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 10 of 23 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2016 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. "On -Site Precise Grading" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Design and Development Department at the City website (www.(a-quinta.org). Please navigate to the Design and Developoment Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 11 of 23 conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 41. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 42. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 43. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 44. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL -APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 12 of 23 B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Tract Map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 45. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 46. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 47. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 48. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 49. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 13 of 23 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 50. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 51. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 52. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 14 of 23 53. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 54. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 55. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 56. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 57. Stormwater handling shall conform with the approved hydrology and drainage report for the Centre at La Quinta project (TTM37359 and SDP2017-0012), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 58. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 59. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 60. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 15 of 23 provides site specific data indicating otherwise and as approved by the City Engineer. 61. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 62. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 63. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, unless otherwise approved by the City Engineer. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 64. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 66. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 67. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 68. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 16 of 23 Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 69. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 70. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 71. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 72. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 73. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 17 of 23 development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 74. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 75. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 76. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 77. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 78. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Design Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 79. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 80. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Division, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 81. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 18 of 23 right-of-way. 82. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 83. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 85. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 86. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. MISCELLANEOUS 87. If the City or Applicant receive the right to maintain the landscaped parkway on the east side of Adams Street, from the project entrance south to the southern project boundary, the applicant or Homeowners' Association if responsible, shall be responsible for maintenance, and shall enter into an Agreement with the City to maintain the parkway in perpetuity. 88. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney's Office prior to recordation; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. 89. The Recreation Center and all associated facilities, including the pool, picnic areas, etc. represented in the Site Development Permit on sheet L2, Community Club, shall be completed and open for use prior to the occupancy of the 20th residential unit. The developer shall bond for the full value of improvements for the Community Club prior to the issuance of the 1st building permit. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 19 of 23 90. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off -road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. MM BI0-1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. All ground -disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. If no breeding birds or active nests are observed during the pre - construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required. If an active bird nest is located during the pre -construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non -special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 20 of 23 Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 21 of 23 paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM N0I-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements along the project's western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. • Auto Center Way & Driveway 2—Construct the intersection with the following: CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 22 of 23 Construct east leg to facilitate ingress and egress access to the proposed hotel. • Driveway 3 & Auto Centre Drive —Construct the intersection with the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). La Quints Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED TENTATIVE TRACT MAP 2017-0007 (TTM 37359) THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 23 of 23 MM TCR-2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 1 of 24 EXHIBIT D RESOLUTION NO. 2018-038 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2017-0012 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2017-0009 Tentative Tract Map 2017-0007 Specific Plan 2017-0003 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire two years from City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Planning Division Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 2 of 24 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 3 of 24 construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post - construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 4 of 24 13. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Adams Street - No additional right of way dedication is required. 2) La Quinta Drive - No additional right of way dedication is required. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 16. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 19. Direct vehicular access to Adams Street and La Quinta Drive is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. ET AND TRAFFIC IMPROVEMENTS 21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 5 of 24 (Street Design - Private Streets), where private streets are proposed. 22. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of OX. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 23. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Adams Street a. The applicant shall pay his fair -share (67.6% calculated in the Traffic Impact Analysis, Table 1-6) towards the design and construction of a northbound deceleration/right turn only lane on Adams Street at Auto Center Drive. The amount of the applicant's fair share for the above -mentioned improvements shall be as approved by the City Engineer. b. Widen the east side of the street along frontage as necessary in order to accommodate a deceleration/right turn only lane serving the main entrance to the project. C. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. 2) La Quinta Drive a. The applicant shall pay the City to restripe dual northbound left turn lanes and a through/right turn lane with modification made to the traffic signal detection zones at the intersection of Highway 111. 3) Auto Center Way South a. The applicant shall construct curb, gutter, and 6-foot wide sidewalk on the east side. 4) Auto Center Drive and Auto Center Way - The applicant shall reconstruct the roundabout to include a truck apron. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 6 of 24 Other required improvements in the right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. INTERNAL STREETS 1) Construct internal streets per the approved Site Development Permit Preliminary Grading Plan and/or as approved by the City Engineer. Minimum street width shall be 25 feet except at the entry accessway. On -street parking shall be prohibited except in designated parking stall areas. The applicant shall make provisions for perpetual enforcement of the "No Parking" restrictions. 2) The location of driveways shall not be located within the curb return and away from intersections, when possible. 24. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 25. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 7 of 24 26. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles or as approved by the City Engineer. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" =10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 27. General access points and turning movements of traffic are limited to the following: Adams Street (Primary Entry): Right turn in, right turn out, and left turn in movements are permitted. Left turn movements out are prohibited. La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed. 28. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 29. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 30. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING and ACCESS POINTS 31. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 8 of 24 the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 32. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 33. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1" = 40' Horizontal CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 9 of 24 B. C. D. E. F. G. H. PM10 Plan 1" = 40' Horizontal Erosion Control Plan 1" = 40' Horizontal WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. Off -Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical Off -Site Signing & Striping Plan 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. On -Site Precise Grading Plan 1" = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through H to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 10 of 24 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2016 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. "On -Site Precise Grading" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 34. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Design and Development Department at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 36. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 37. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 38. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 39. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 11 of 24 on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 40. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Site Development Permit, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 41. The applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 12 of 24 shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. GRADING 42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 43. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 44. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 13 of 24 45, The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 46. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 47. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 48. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 49. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 50. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 51. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 52. Stormwater handling shall conform with the approved hydrology and drainage CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 14 of 24 report for the Centre at La Quinta project (TTM 37359 and SDP2017-0012), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 53. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 54. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 55. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 56. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 57. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 58. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems, unless otherwise approved by the City Engineer. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 59. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 15 of 24 mounds, pursuant to LQMC Section 9.100.040(B)(7). 60. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 61, The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 62. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 63. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 16 of 24 but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 66. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 67. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 68. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 69. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 71. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 72. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 17 of 24 necessary by staff to minimize trespass of light off the property. 73. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Design Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 74. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 75. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Division, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 76. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 77. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 78. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENAN 79. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 80. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 18 of 24 FEES AND DEPOSITS 81. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 82. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2- hour duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 83. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 84. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 85. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 86. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 87. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 19 of 24 88. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 89. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. BUILDING DIVISION 90. Building Plans prepared for permitting shall meet applicable California Building Codes effective at the time of submittal. MISCELLANEOUS 91. If the City or Applicant receive the right to maintain the landscaped parkway on the east side of Adams Street, from the project entrance south to the southern project boundary, the applicant or Homeowners' Association if responsible, shall be responsible for maintenance, and shall enter into an Agreement with the City to maintain the parkway in perpetuity. 92. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney's Office prior to recordation; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. 93. The Recreation Center and all associated facilities, including the pool, picnic areas, etc. represented in the Site Development Permit on sheet L2, Community Club, shall be completed and open for use prior to the occupancy of the 20th residential unit. The developer shall bond for the full value of improvements for the Community Club prior to the issuance of the 1st building permit. 94. All mitigation measures contained in Environmental Assessment 2017-0009 shall be implemented. MM AIR-1 During site preparation and grading activities, all off -road construction equipment greater than 150 horsepower (>150 HP) shall be ARB CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 20 of 24 certified Tier 3 or better. MM BIO-1 To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. All ground -disturbing activities, including removal of vegetation, that would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. If no breeding birds or active nests are observed during the pre - construction survey, or if they are observed and would not be disturbed, then project activities may begin and no further mitigation would be required. If an active bird nest is located during the pre -construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non -special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 21 of 24 MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that will exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL-3 In the event of the accidental discovery of any human remains on the CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 22 of 24 project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. MM N0I-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements along the project's western boundary along the southern extension of Auto Center Way. • Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. Auto Center Way & Driveway 2—Construct the intersection with the following: Construct east leg to facilitate ingress and egress access to the proposed hotel. CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 23 of 24 • Driveway 3 & Auto Centre Drive —Construct the intersection with the following: Construct south leg to facilitate ingress and egress access to the proposed hotel. Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). La Quinta Drive & Driveway 4—Construct the intersection with the following: Construct west leg to facilitate ingress and egress access to the proposed residential use. Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the find requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TCR-2 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code CITY COUNCIL RESOLUTION 2018-038 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2017-0012 THE CENTRE AT LA QUINTA ADOPTED: JULY 3, 2018 Page 24 of 24 Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. 95. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs.