CC Resolution 2021-001 Jefferson St Apts - EACOUNCIL RESOLUTION 2021 – 001
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, ADOPTING A
SUBSEQUENT MITIGATED NEGATIVE
DECLARATION FOR THE JEFFERSON STREET
APARTMENTS LOCATED AT THE SOUTHEAST
CORNER OF JEFFERSON STREET AND PALM
CIRCLE DRIVE
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2020-0001
APPLICANT: JIM SNELLENBERGER
WHEREAS, the City Council of the City of La Quinta, California did, on
the 16th day of February, 2021, hold a duly noticed Public Hearing to
consider a request by Jim Snellenberger for approval of the Jefferson Street
Apartments, generally located at the southeast corner of Jefferson Street
and Palm Circle Drive, more particularly described as:
APN 600-080-041, 600-080-042,
AND 600-080-001 THROUGH 600-080-009
WHEREAS, the Design and Development Department published a
public hearing notice in The Desert Sun newspaper on February 5, 2021 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 26th day of January, 2021, hold a duly noticed Public
Hearing to consider a request by Jim Snellenberger for approval of the
Jefferson Street Apartments, and recommended adoption of said
Environmental Assessment via Planning Commission Resolution 2021-0002;
and
WHEREAS, the City Council did, on the 20th day of September 2016,
adopt a Mitigated Negative Declaration under Environmental Assessment
2015-0002 via Resolution 2016-0039 for the Villas at Indian Springs project
located on this project site; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
Council Resolution 2021 - 001
Environmental Assessment 2020-0001
Project: Jefferson Street Apartments
Adopted: February 16, 2021
Page 2 of 3
heard, said City Council did make the following mandatory findings pursuant
to California Environmental Quality Act to justify approval of said
Environmental Assessment:
1. 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.
2. 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.
3. The proposed project will not have environmental effects that will
adversely affect the human population, either directly or indirectly.
Impacts associated with biological resources, cultural and tribal
resources, and noise can be mitigated to be less than significant.
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 adopts Environmental
Assessment 2020-0001 with the mitigation measures listed in “Exhibit A –
Environmental Initial Study,” incorporated herewith by this reference.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
City of La Quinta City Council, held on this the 16th day of February 2021, by
the following vote:
CITY OF LA QUINTA
78-495 Calle Tampico
La Quinta, CA 92253
Phone: (760) 777-7000
ENVIRONMENTAL INITIAL STUDY
Project Title: Jefferson Street Apartments
Case No: Environmental Assessment 2020-0001
Specific Plan 2020-0001
Site Development Permit 2020-0001
Tentative Parcel Map 2020-0001
Variance 2020-0001
Lead Agency City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
(760) 777-7125
Applicant: Jim Snellenberger
Global Development LLC
Snellenberger Built Inc.
77622 Country Club Drive, Suite N
Palm Desert, CA 92211
(760) 423-6561
Contact Person: Carlos Flores
Senior Planner
City of La Quinta
(760) 777-7069
Project Location: Southeast corner of Jefferson Street and Palm Circle Drive
La Quinta, CA 92253
General Plan Designation: Medium/High Density Residential and Open Space - Natural
Zoning: Medium Density Residential District (RM) and Floodplain (FP)
Surrounding Land
Uses: North: Commercial; golf course; single-family residential
South: Coachella Stormwater Channel; single-family residential
East: Medium density residential (condominiums); golf course;
Coachella Stormwater Channel
West: Jefferson Street; golf course; low density single-family residential
COUNCIL RESOLUTION NO. 2021-001
EXHIBIT A
ADOPTED: FEBRUARY 16, 2021
Jefferson Street Apartments
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Project Description:
The Project site consists of 5.36-acres of irregularly shaped vacant land (Assessor’s Parcel No.
600-080-041, 600-080-042, and 600-080-001 through 600-080-009). The Project site can be
divided into three parts: 1) a 3.22-acre parcel for development of the proposed Project (subject
property); 2) 0.46-acre landscaped area on the west of the subject property and 0.36-acre right-of-
way within Jefferson Street; 3) a 1.32-acre remainder located in the Coachella Stormwater Channel.
The Project proposes the development of a 40-unit apartment complex on the 3.22-acre parcel (net
Project area, or “subject property”). The Project will include 36 two-bedroom units and four three-
bedroom units in five buildings with a maximum 25’ building height (see Table 1). Amenities
include a pool and common areas with barbecue facilities located in the center of the complex.
Sufficient surface parking is proposed between the buildings and common areas, consistent with
the Zoning Ordinance (see Table 2 and Exhibit 4).
The Project will include a 6-foot block wall along the subject property boundary. Entrance to the
Project will be on Jefferson Street and not gated. Emergency access will be provided at three
locations: an existing fire access gate on the southwest corner facing the landscaped area and
Jefferson Street, and two new fire access gates on the northwest and northeast corners facing Palm
Circle Drive (see Exhibit 4).
Access to the existing development east of the Project site is via Palm Circle, a private street that
intersects with Jefferson Street. The existing traffic pattern for Palm Circle allows for right turns
only onto Jefferson Street from the existing 28-unit condominium development. The median island
in Jefferson Street allows for left turns onto Palm Circle. The Project proposes access from
Jefferson Street via a driveway with a minimum width of 28.0 feet with standard City of La Quinta
curb returns with a radius of 35.0 feet. The existing landscape median island in Jefferson Street
will ensure that turning movements into and out of the Project from Jefferson Street are limited to
right turns only.
Table 1
Net Project Area Breakdown
Number of Units Area (square feet)
Building 1 (2-story) 8 5,412.7
Building 2 (2-story) 12 8,450
Building 3 (1-story) 2 2,683.4
Building 4 (1 & 2-story) 6 5,409
Building 5 (2-story) 12 8,450
Building Total 40 30,405
Parking 104 spaces 40,868
Landscaping - 53,877
Hardscape Area - 14,329
Pool Area - 788
Project Total - 140,267
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Table 2
Parking Breakdown
Parking Ratio Number of
Units
Number of
Spaces Provided
2 covered spaces per 2-bedroom unit 36 72
3 covered spaces per 3-bedroom unit 4 12
0.5 guest spaces per unit 40 20
Total Required/Provided - 104
ADA parking (2% of assigned parking +
5% of unassigned parking) - 4 (3 required)
EV spaces (3% of parking) - 4
The City is processing the following applications for the Project:
Specific Plan 2020-0001: To rescind the existing Specific Plan which was adopted for the
previously approved project on this property (see below).
Site Development Permit 2020-0001: To allow the site plan, architecture and landscaping proposed
for the Project.
Tentative Parcel Map 2020-0001: To merge the existing parcels into one parcel.
Variance 2020-0001: To allow the Project to construct two-story buildings in excess of 22 feet
within 150 feet of Jefferson Street in an Image Corridor.
Project History
The 3.22-acre parcel proposed for development was originally part of the Westward Ho residential
community. The site once contained several residences and a portion of the now adjacent golf
course, which were established beginning in the early 1970’s. The homes were subsequently
purchased by the City and demolished to allow construction of the Jefferson Street bridge in 2006.
The applicant entered into a purchase and sale agreement with the city in November 2014
(AGR2014-0023; Resolution 2014-058), to purchase the properties.
The applicant submitted development applications (Specific Plan, Zone Change, Tentative Tract
Map, Site Development Permit) to subdivide the 3.22-acre site into 16 single-family lots and to
develop the Villas at Indian Springs (previous project). The applicant was not able to obtain an
easement from the Westward Isles HOA to use Palm Circle drive for access to his project, and also
has found that the real estate market for for-sale product was not conducive to the success of the
project. As a result, the applicant modified the project to the current proposed apartments. The
Mitigated Negative Declaration (March 2016) studied the potential impacts of the previous project
on aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse
gas emissions, hazards and hazardous materials, hydrology and water quality, noise, public
services, recreation, transportation and traffic, and utilities.
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This Initial Study tiers from the original document, and analyzes the impacts of the currently
proposed Project as a whole. Impacts on agriculture and forestry resources, biological resources,
cultural resources, geology and soils, hazards and hazardous materials, mineral resources, and
wildfire are consistent with the original document. Impacts on aesthetics, air quality, energy,
greenhouse gas emissions, hydrology and water quality, land use and planning, noise, population
and housing, public services, recreation, transportation, tribal cultural resources and utilities and
service systems would differ from the original document given the changes in the proposed Project
from the original project. These impacts are analyzed for the proposed Project as a whole.
Project Location and Limits:
Parcel A: APN 600-080-041 and 600-080-042
Portion Northwest Section 28, Township 5 South, Range 7 East BM
Parcel B: APN: 600-080-001 Through 600-080-009
Lots 31 - 39, Inclusive, of Tract 2190
Other Required Public Agency Approvals:
None.
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MITIGATION MONITORING & REPORTING PROGRAM
Jefferson Street Apartments Project
Subsequent Initial Study
Resource
Topic Mitigation Measures
Responsible
Party/
Monitoring
Party
Monitoring
Biological
Resources
BIO-1 To comply with the MBTA, any vegetation or tree
removal, or other ground disturbing activities occurring
between January 1st and August 31st with the potential
to impact nesting birds shall require a qualified
biologist to conduct a nesting bird survey to determine
if there is a potential impact to such species.
All vegetation and suitable nesting habitat (including
open ground) on the Project site, whether or not it will
be removed or disturbed, shall be surveyed for nesting
birds. If no nests are present, this condition will be
cleared. Conducting construction activities outside the
breeding season (September 1st through December
31st) can avoid having to implement these measures. If
active nests of any native bird are found on site, they
will be avoided until after the young have fledged.
Project applicant,
Project biologist,
City Planning
Division
The City’s Planning
Division shall assure
that necessary nesting
bird surveys are
completed in
compliance with the
Migratory Bird
Treaty Act and
applicable protocol.
Cultural
and Tribal
Resources
CUL-1 Earth-moving activities including grading, grubbing,
trenching, or excavations at the site shall be monitored
by a qualified archaeologist and an Agua Caliente
Band of Cahuilla Indians Native American monitor.
If any cultural materials more than 50 years of age are
discovered, they shall be recorded and evaluated in the
field. The monitors shall be prepared to recover
artifacts quickly to avoid construction delays but must
have the power to temporarily halt or divert
construction equipment to allow for controlled
archaeological recovery if a substantial cultural deposit
is encountered. The monitors shall determine when
excavations have reached sufficient depth to preclude
the occurrence of cultural resources, and when
monitoring should conclude.
If artifacts are discovered, these shall be processed,
catalogued, analyzed, and prepared for permanent
curation in a repository with permanent retrievable
storage that would allow for additional research in the
future.
Project applicant,
Project
archaeologist,
Tribal monitor,
Planning
Division, City
Engineer.
Prior to the issuance
of a grading permit
for the site, the
applicant shall
provide a fully
executed monitoring
agreement to the
City.
Within 30 days of the
completion of ground
disturbing activities
on the Project site, a
report of findings
shall be filed with the
City. The report will
summarize the
methods and results
of the monitoring
program, including an
itemized inventory
and a detailed
analysis of recovered
artifacts, upon
completion of the
field and laboratory
work. The report
should include an
interpretation of the
cultural activities
represented by the
artifacts and a
discussion of the
significance of all
archaeological finds.
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Resource
Topic Mitigation Measures
Responsible
Party/
Monitoring
Party
Monitoring
Noise
NOI-1 A six-foot high noise attenuation barrier, conforming
to the recommended criteria of the approved noise
impact analysis dated 3/25/15 and prepared by Urban
Crossroads, shall be incorporated into the Project.
NOI-2 An interior noise analysis shall be submitted with
building plans for individual buildings are submitted,
to assure that all residential units shall have interior
noise levels of 45 dBA CNEL, consistent with the
recommended interior noise mitigation criteria of the
of the approved noise impact analysis dated 3/25/15,
prepared by Urban Crossroads.
Planning
Division,
Building
Division, Project
Contractor
The City’s Planning
and Building
Divisions shall assure
that necessary
mitigation measures
as identified are
incorporated into the
final building
construction plans.
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
Aesthetics Agriculture and
Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology /Soils Greenhouse Gas
Emissions Hazards & Hazardous
Materials
Hydrology / Water
Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service
Systems Wildfire Mandatory Findings of
Significance
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EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project-specific factors as well as general standards (e.g., the project will not expose
sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. "Potentially Significant Impact" is
appropriate if there is substantial evidence that an effect may be significant. If there are one or
more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by mitigation
measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously
prepared or outside document should, where appropriate, include a reference to the page or
pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions from this checklist that are relevant to a
project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
I. AESTHETICS -- Except as provided in
Public Resources Code Section 21099,
would the project:
a) Have a substantial adverse effect on a
scenic vista?
X
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
X
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other
regulations governing scenic quality?
X
d) Create a new source of substantial
light or glare which would adversely
affect day or nighttime views in the area?
X
Sources: La Quinta 2035 General Plan; La Quinta Municipal Code.
The proposed Project would result in 5 one and two story apartment buildings where single family
homes were proposed for the previous project. The building heights would increase as a result of
the proposed Project, although the intensity of mass would decrease at the ground level, since
buildings are proposed to be clustered. As described below, although changes to the Project are
proposed, the impacts associated with aesthetics would remain less than significant.
Setting
The City of La Quinta, including the Project site, is located in the Coachella Valley, which is a
desert valley that extends approximately 45 miles in Riverside County, southeast from the San
Bernardino Mountains to the northern shore of the Salton Sea. The Project site occurs in an urban
environment, near the City’s eastern boundary with the City of Indio. The current urban
environment includes golf course, commercial and primarily single-family residential uses, the
Coachella Stormwater Channel, and major roadways.
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The Santa Rosa Mountains form a dramatic backdrop to the City’s western boundary. Other
mountains providing a visual resource for La Quinta include the San Bernardino Mountains to the
northwest, Little San Bernardino Mountains to the north, and the Indio Hills to the northeast and
east, below the Little San Bernardinos.
There are no state-designated scenic highways in proximity to the Project site. The Project site is
currently vacant and undeveloped. Ultimate development of the Project site will result in a multi-
family residential neighborhood.
Discussion
a, c) Less than Significant Impact. The proposed Project will comprise of 38% landscape area,
10% hardscape area and 1% pool area, a total of 49% open area that exceeds the 30% minimum
standard set by the Zoning Code (Section 9.50.030). Properties in the Project vicinity generally
enjoy views of the Santa Rosa Mountains located to the west and southwest. The San Bernardino
Mountains to the northwest, Little San Bernardino Mountains to the north, and the Indio Hills to
the northeast and east are further away and views from the Project area are partially obstructed by
existing mature palm trees and structures.
Segments of Jefferson Street, including west of the Project area, are designated as an Image
Corridor in the 2035 General Plan because it affords close and largely unobstructed views of the
Santa Rosa Mountains. Development along Image Corridors is limited to a maximum structure
height of 22 feet within 150 feet of the ultimate right-of-way. The proposed Project includes three
2-story buildings and one partially two-story building with a maximum structure height of 25 feet
and a one-story building with a maximum structure height of 14 feet 6 inches. The three two-story
buildings are along Jefferson Street with a total setback of 46 feet from the proposed right-of-way.
Therefore, the Project proponent is applying for a variance on the structure height and single-story
limitations in Municipal Code Section 9.50.030. However, Project-related impacts on scenic
quality are considered less than significant, as analyzed below.
As noted, scenic vistas in the Project vicinity are mainly views of the Santa Rosa Mountains to the
west and southwest. Thus, at Project buildout, the most impacted viewers would be those looking
past the Project to the west and southwest. The single-family homes east of the Project site
currently have views of the Santa Rosa Mountains located to the west and southwest, though the
lower elevations are blocked by intervening development. For the three proposed buildings facing
the existing homes, Building 2 (2-story) is located out of the 70-feet clearance for one-story
development limit, Building 3 (1-story) is partially within the 70-feet clearance, and Building 4 (1
& 2-story) is 1-story for the portion within the clearance area. The limitation of the buildings to
single story development within the clearance area will reduce Project impacts on the existing
homes associated with aesthetics and views, because they will provide low building heights closest
to the existing buildings, and the limited mass of buildings will allow views between structures,
thereby decreasing the visual blockage to the west and southwest.
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Currently, views to the east from Jefferson Street are largely obstructed by the existing single
family homes, with only the top and some mid-range views of the Indio Hills. The Project will add
five one to two-story buildings in two ‘clusters’, with parking and common open area in the middle;
therefore, the Project would not significantly impact the top and mid-range views of Indio Hills
due to their distance and current level of existing development obstruction.
Views to the north past the Project site are partially obstructed by existing commercial
development, with only the top and some mid-range views of the Little San Bernardino Mountains
visible. Project-related impacts would be less than significant given the distance and current level
of existing development obstruction.
Views to the south past the Project site are limited to the top and some mid-range views of the
Santa Rosa Mountains due to topography and intervening development. While the Project will
partially obstruct the mid-range views, impacts are expected to be less than significant given the
limited building size, and the fact that a commercial building occurs north of the project, rather
than residential development, whose viewers are temporary visitors to the site. Overall, Project
impacts to viewers within the Jefferson Street right-of-way are expected to be less than significant
given the limited size of buildings and their immediate proximity to existing development.
The modern architecture style employed in the Project design is compatible with the adjacent
commercial building and does not conflict with the nearby residential homes. The Project design
features flat varying roof lines which minimize visual impacts of the proposed buildings. The
overall impacts on aesthetics and scenic resources from development of the site are expected to be
less than significant.
b) No Impact. The Project site is not located near an existing or proposed state scenic highway
and there are no scenic resources such as trees, rock outcroppings, or historical buildings located
onsite. No impact to these resources will occur. Please see discussion above regarding City Image
Corridor impacts.
d) Less than Significant Impact. Construction of the proposed Project will generate light and
glare primarily from landscape lighting, safety and security lighting on building exteriors, and
vehicles accessing the site. The City regulates lighting levels and does not allow lighting to spill
over onto adjacent property. Further, residential lighting is generally limited, and of low intensity.
All Project lighting will be required to comply with Section 9.100.150 (Outdoor Lighting) and
other applicable sections of the Municipal Code, including the parking lot lighting photometric
standards. More detailed review during final landscape and lighting plan review will occur during
the plan check process. The City standards, combined with the nature of the land use proposed,
will assure that impacts are less than significant.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
II. 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 Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
X
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
X
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))?
X
d) Result in the loss of forest land or
conversion of forest land to non-forest use? X
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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?
X
Sources: La Quinta 2035 General Plan; City of La Quinta Official Zoning Map, July 2016; Important Farmland:
1984-2018, California Department of Conservation.
There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 Initial
Study (MND) that would result in any new significant impacts, or substantial increases in the
severity of previously identified significant effects related to agriculture or forest resources. As
stated below, the proposed development would have no impact on agriculture resources, which
was the conclusion made in the 2016 MND. In the 2016 MND, forest resources were not analyzed
since they were not included in Appendix G of the CEQA Guidelines at the time. The subject
property is located in an urban area. Consequently, impacts related to forest resources would not
result in a new potentially significant environmental effect that was not identified in the 2016
MND.
Setting
The Project site is located in the City of La Quinta where agriculture has been an important factor
in the City's history and local economy. Although most of the farms within the incorporated
regions of La Quinta no longer exist, agriculture is still an economic factor east of the City.
According to the California Important Farmlands mapping, the Project site is within an area of
urban and built up land. The nearest designated important farmlands are Prime Farmland and
Farmland of Local Importance located across the CVWD Channel, more than 1,500 feet to the
south and southeast of the Project site.
The City’s General Plan and Zoning Ordinance do not specify any permitted agricultural uses. The
Low Density Agriculture/Equestrian Residential Overlay area is located miles away to the
southeast of the Project site. The City’s General Plan does not include Forestry or Forest
Production designations, nor does the City have zones for these uses. The Project area sits on the
Coachella Valley floor, and no forestry or forest production lands occur in the desert climate.
The Project site is currently vacant and designated as Medium/High Density Residential (net
Project area portion) and Open Space – Natural (Coachella Valley Stormwater Channel portion)
on the General Plan land use map, and the former allows a broad range of residential land uses
including apartments. The Project site is zoned as Medium Density Residential for the net Project
area and Floodplain for the Channel portion, where multifamily residential is permitted as a
principal use.
Discussion
a-e) No Impact. No prime or unique farmland, or farmland of statewide importance exists within
the Project site or vicinity. The Project site is not located on or near any property zoned or
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otherwise intended for agricultural uses. As such, the Project would not convert farmland to non-
agricultural use and no impacts would occur to Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland) nor will it conflict with the Williamson Act contract.
The Project site is located on the desert floor, currently zoned as Medium Density Residential and
Floodplain, and surrounded by urban uses and the Coachella Valley Stormwater Channel. The
subject site does not contain forest land, timberland or timberland zoned for timberland production.
Therefore, the Project would not rezone forest land or timberland as defined by the Public
Resources Code and Government Code. There will be no loss of forest land or conversion of forest
land to non-forest use.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
III. AIR QUALITY: Where available,
the significance criteria established by
the applicable air quality management
district 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?
X
b) 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?
X
c) Expose sensitive receptors to
substantial pollutant concentrations? X
d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of
people?
X
Source: 2035 La Quinta General Plan; “Final 2016 Air Quality Management Plan,” prepared by South Coast Air
Quality Management District, March 2017; “Final Localized Significance Threshold Methodology,” prepared by the
South Coast Air Quality Management District, Revised, July 2008; “2003 Coachella Valley PM10 State
Implementation Plan,” August 1, 2003; CalEEMod Version 2016.3.2; project materials.
While the current Project proposes a 40-unit multi-family apartment complex as compared to 16
single-family detached dwellings analyzed in the previous project, there are no substantial changes
in the proposed Project or new information of substantial importance since the 2016 MND that
would result in any new significant impacts or substantial increase in the severity or previously
identified impacts related to air quality. As explained below, the proposed Project would result in
less than significant impacts to the region’s air quality, which is consistent with the conclusions
made in the 2016 MND. Therefore, the proposed Project would not result in any new potentially
significant air quality impacts that were not analyzed in the 2016 MND or a substantial increase
in the severity of any previously identified air quality effects.
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Setting
The City of La Quinta, including the Project site, is located within the Salton Sea Air Basin (SSAB),
which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD).
The SCAQMD is one of the 35 air quality regulatory agencies in the State of California and all
development within the SSAB is subject to SCAQMD’s 2016 Air Quality Management Plan (2016
AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP).
The SCAQMD operates and maintains regional air quality monitoring stations at numerous
locations throughout its jurisdiction. The Project site is located within Source Receptor Area (SRA)
30, (Coachella Valley) which includes monitoring stations in Palm Springs, Indio and Mecca.
Criteria air pollutants are contaminants for which state and federal air quality standards (California
Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS))
have been established. The SSAB exceeds state and federal standards for fugitive dust (PM10) and
ozone (O3). Health risks associated with PM10 and ozone pollution include respiratory issues such
as coughing, wheezing, asthma and even high blood pressure. Ambient air quality in the SSAB,
including the proposed Project site, does not exceed state or federal standards for carbon monoxide,
nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or Vinyl Chloride.
In order to achieve attainment for PM10 in the region, the 2003 Coachella Valley PM10
Management Plan was adopted, which established strict standards for dust management for
development proposals. The Project will contribute to an incremental increase in regional ozone
and PM10 emissions. The California Emissions Estimator Model (CalEEMod) Version 2016.3.2
was used to project air quality emissions that will be generated by the proposed Project (Appendix
A) and are discussed below.
Discussion
a) No Impact. Under CEQA, a significant air quality impact could occur if the project is not
consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the
implementation of the policies or hinder reaching the goals of that plan. The Project site is located
within the SSAB and will be subject to SCAQMD’s 2016 AQMP and the 2003 CV PM10 SIP. The
2016 AQMP is a comprehensive plan that establishes control strategies and guidance on regional
emission reductions for air pollutants. The AQMP is based, in part, on the land use plans of the
jurisdictions in the region. The Project site is designated for Medium/High Density Residential (up
to 16 DU/AC) in the General Plan, and is proposed with a multifamily apartment at around 12.4
DU/AC. The proposed Project is consistent with the General Plan designation, and is therefore
compatible with the 2016 AQMP assumptions.
The SCAQMD works directly with the Southern California Association of Governments (SCAG),
county transportation commissions, and local governments, and cooperates actively with all State
and federal government agencies. SCAG adopted the 2016-2040 Regional Transportation
Plan/Sustainable Communities Strategy (2016 RTP/SCS) to comply with the metropolitan
planning organization (MPO) requirements under the Sustainable Communities and Climate
Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and
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transportation controls of the AQMP. Projects that are consistent with the projections of population
forecasts are considered consistent with the AQMP. The proposed Project would be implemented
in accordance with all applicable rules and regulations contained in those plans in an effort to meet
the applicable air quality standards, because the residential land use was included in the SCAG
analysis.
In conclusion, although the proposed Project would contribute to impacts to air quality, as
discussed below, it would not conflict with or obstruct the implementation of an applicable air
quality plan because its residential characteristics were included in the development of regional
plans. No impact is anticipated.
b) Less than Significant Impact. A project is considered to have significant impacts if there is 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. As previously
stated, the SSAB is currently a non-attainment area for PM10 and ozone. Therefore, if the project’s
construction and/or operational emissions exceed SCAQMD thresholds for PM10 and ozone
precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive
organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and
significant.
The California Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to project air
quality emissions that will be generated by the proposed Project (Appendix A). Criteria air
pollutants will be released during both construction and operation phases of the proposed Project,
as shown in Tables 3 and 4. Table 3 summarizes short-term construction-related emissions, and
Table 4 summarizes ongoing emissions generated during operation.
Construction Emissions:
For purposes of analysis, it is assumed that construction will occur over a 12-month period starting
mid-2021 with buildout in 2022. The construction period includes all aspects of project
development, including site preparation, grading, paving, building construction, and application
of architectural coatings.
As shown in Table 3, emissions generated by construction activities will not exceed SCAQMD
thresholds for any criteria pollutant during construction. The data reflect average daily unmitigated
emissions over the 1-year construction period, including summer and winter weather conditions.
The analysis assumes cut of 3,000 cubic yards and fill of 3,000 cubic yards of dirt/soil materials
per the Project-specific preliminary grading plan. Applicable standard requirements and best
management practices include, but are not limited to, the implementation of a dust control and
management plan in conformance with SCAQMD Rule 403,phased application of architectural
coatings and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113.
Given that criteria pollutant thresholds will not be exceeded, and standard best management
practices will be applied during construction, impacts will be less than significant.
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Table 3
Maximum Daily Construction-Related Emissions Summary (pounds per day)
Construction Emissions1 CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 33.15 40.56 25.50 0.07 9.24 5.79
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds? No No No No No No
1 Average of winter and summer emissions. Standard dust control measures have been applied to the PM emissions.
Emission Source: CalEEMod model, version 2016.3.2.
Operational Emissions:
Operational emissions are ongoing emissions that will occur over the life of the project. They
include area source emissions, emissions from energy demand (electricity), and mobile source
(vehicle) emissions.
According to the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition, 2012),
the proposed Project will generate approximately 293 daily trips (see Section XVII). Table 4
provides a summary of projected emissions during operation of the proposed Project at build out.
As shown below, operational emissions will not exceed SCAQMD thresholds of significance for
any criteria pollutants for operations. Impacts related to operational emissions will be less than
significant.
Table 4
Maximum Daily Operational-Related Emissions Summary
(pounds per day)
CO NOx ROG SO2 PM10 PM2.5
Operational Emissions1 9.95 5.94 1.57 0.03 1.48 0.45
SCAQMD Thresholds 550.00 55.00 55.00 150.00 150.00 55.00
Exceeds? No No No No No No
1 Average of winter and summer emissions.
Emission Source: CalEEMod model, version 2016.3.2.
Cumulative Contribution: Non-Attainment Criteria Pollutants
A significant impact could occur if the Project would make a considerable cumulative contribution
to federal or State non-attainment pollutants. The Coachella Valley portion of the SSAB is
classified as a “non-attainment” area for PM10 and ozone. Cumulative air quality analysis is
evaluated on a regional scale (rather than a neighborhood scale or city scale, for example) given
the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions
and air management districts. Any development project or activity resulting in emissions of PM10,
ozone, or ozone precursors will contribute, to some degree, to regional non-attainment
designations of ozone and PM10.
The SCAQMD does not currently recommend quantified analyses of construction and/or
operational emissions from multiple development projects, nor does it provide methodologies or
thresholds of significance to be used to assess the significance of cumulative emissions generated
by multiple cumulative projects. However, it is recommended that a project’s potential
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contribution to cumulative impacts should be assessed utilizing the same significance criteria as
those for project-specific impacts. Furthermore, SCAQMD states that if an individual development
project generates less than significant construction or operational emissions, then the development
project would not generate a cumulatively considerable increase in emissions for those pollutants
for which the Basin is in nonattainment.
As shown in the tables above, Project-related PM10, CO, NOx, and ROG emissions are projected
to be well below established SCAQMD thresholds. Therefore, the proposed Project will result in
incremental, but not cumulatively considerable impacts on regional PM10 or ozone levels.
Summary:
As shown above, both construction and operation of the proposed Project will result in criteria
emissions below the SCAQMD significance thresholds, and neither would violate any air quality
standard or contribute substantially to an existing or projected air quality violation. Overall,
impacts related to construction and operation will be less than significant and are not cumulatively
considerable from a non-attainment standpoint.
c) Less than Significant Impact. The nearest sensitive receptors are residents in the 28 Westward
Isle homes located to the east of the Project site. To determine if the proposed Project has the
potential to generate significant adverse localized air quality impacts, the mass rate Localized
Significance Threshold (LST) Look-Up Table was used.
Based on the Project’s size and proximity to existing housing, the 5-acre site tables at a distance
of 25 meters were used to provide a conservative air quality analysis. Table 5 shows on-site
emission concentrations during Project construction will not exceed LST thresholds. Because the
proposed land uses do not include major stationary polluters (such as a landfill, chemical plant, oil
field, refineries etc.), LST analysis was not required or conducted for Project operation. Overall,
the impacts will be less than significant.
Table 5
Localized Significance Thresholds Emissions
(pounds per day)
Construction CO NOx PM10 PM2.5
Maximum Emissions1 33.15 40.56 9.24 5.79
LST Threshold 2,292 304 14 8
Exceed? No No No No
Emission Source: CalEEMod model, version 2016.3.2.
LST Threshold Source: LST Mass Rate Look-up Table, revised October 21, 2009, SCAQMD.
1 Operational emissions that affect sensitive receptors are limited to on-site area emissions. Energy and mobile
emissions occur off-site.
Health Impacts
As shown in Tables 3 and 4, construction and operation of the proposed Project will result in
criteria emissions that are below the SCAQMD significance thresholds, and neither would violate
any air quality standard or contribute substantially to an existing or projected air quality violation.
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With current technology, it is not scientifically possible to calculate the degree to which exposure
to various levels of criteria pollutant emissions will impact individual health. There are several
factors that make predicting a Project-specific numerical impact difficult:
• Not all individuals will be affected equally due to medical history. Some may have medical
pre-dispositions, and diet and exercise levels tend to vary across a population.
• Due to the dispersing nature of pollutants it is difficult to locate and identify which group
of individuals will be impacted, either directly or indirectly.
• There are currently no approved methodologies or studies to base assumptions on, such as
baseline health levels or emission level-to-health risk ratios.
Due to the limitations described above, the extent to which the Project poses a health risk is
uncertain but unavoidable. It is anticipated that overall impacts associated with all criteria
pollutants will be less than significant, and that health effects will also be less than significant.
d) Less than Significant Impact. The occurrence and severity of odor impacts depend on
numerous factors, including the nature, frequency, and intensity of the source; wind speed and
direction; and the sensitivity of the receptors. While offensive odors rarely cause any physical
harm, they can be very unpleasant, leading to distress among the public and often generating
citizen complaints to local governments and regulatory agencies.
The SCAQMD identifies certain land uses as sources of odors. These land uses include agriculture
(farming and livestock), wastewater treatment plants, food processing plants, chemical plants,
composting facilities, refineries, landfills, transfer stations, and fiberglass molding. The proposed
Project will be developed with residential land uses and is not expected to generate objectionable
odors during any phase of construction or at Project buildout. Short-term odors associated with
paving and construction activities could be generated; however, any such odors would be quickly
dispersed below detectable levels as distance from the construction site increases. At buildout,
residential units will generate typical odors from cooking and other household activities, but will
not generate objectionable odors. Therefore, impacts from objectionable odors are expected to be
less than significant.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
IV. 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 Wildlife or U.S. Fish and Wildlife
Service?
X
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
X
c) Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
X
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
X
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
X
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?
X
Sources: La Quinta 2035 General Plan; Coachella Valley MSHCP; La Quinta Municipal Code; aerial maps; and Project
materials.
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There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 MND that
would result in new significant impacts or substantial increase in the severity of previously
identified impacts related to biological resources. As explained below, the proposed Project would
have less than significant impacts to biological resources with mitigation, which is consistent with
the findings of the 2016 MND. The proposed Project would not result in any new potentially
significant biological impacts that were not identified for the previous project or a substantial
increase in the severity of any previously identified significant biological resources impacts.
Setting
The Coachella Valley is located within the Sonoran Desert, a subdivision of the Colorado Desert.
The Sonoran Desert hosts a wide range of biological resources that are highly specialized and
endemic to the region. The proposed Project is within the boundaries of and subject to the
provisions of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP).1
The CVMSHCP is a comprehensive regional plan that balances growth in the Coachella Valley
with the requirements of federal and State endangered species laws. The Project site is not located
within or adjacent to a CVMSHCP Conservation Area.
The subject property is currently vacant, and has been previously disturbed during development of
the original homes and golf course in the 1970s, demolition of those uses, and subsequent activities
associated with development of the existing Jefferson Street bridge project. It is not located in an
area identified as having potential habitat for any sensitive species. Other than a few tree stands,
no significant native vegetation or habitat features are located onsite. Significant landscape
vegetation is limited to existing desert-scape plantings in a 40-foot wide landscape parkway along
the Jefferson Street project frontage. The site is located outside of habitat areas where special status
species have been documented and areas where species-specific studies are required.
Discussion
a) Less than Significant Impact. The Project is located in an urban setting and surrounded by
roadways and existing development on three sides and the Coachella Valley Stormwater Channel
on the south. The proposed Project will result in redevelopment of the subject property, which is
currently barren of any substantial vegetation, and the addition of new landscaping materials. No
development will occur on the Channel portion of the Project site. Given the previous disturbed
nature of the site, the current conditions and existing urbanized development in its immediate
surroundings, the Project is not expected to result in direct or indirect impacts that would adversely
affect a special status biological species.
b) No Impact. The subject property does not contain any riparian habitat or sensitive natural
communities protected by local plans, the California Department of Fish and Wildlife, or U.S. Fish
and Wildlife Service. The property is surrounded by urban development, as well as the Coachella
Valley Stormwater Channel on the south boundary. The subject property will have a new 6’ fence
1 Recirculated Final Coachella Valley Multiple Species Habitat Conservation Plan; Figure 8-3.
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to match existing fencing on the southerly property line and a new 6’ wall at the southwest corner.
The remainder of the Project site outside the fence/wall located within the Channel is not part of
the Project and will not be subject to development. Onsite soils have been disturbed by previous
development and demolishment, and the site is essentially barren of any native vegetation. No
Project-related impacts would occur, and no mitigation measures would be required.
c) No Impact. The Project site is located inland and does not contain any streams, marshes,
protected wetlands, or vernal pools protected by the California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service. New 6’ fence/wall will be installed on the southerly property
line between the subject property and the Coachella Valley Stormwater Channel. The Project will
include a primary infiltration basin and a secondary basin to treat and drain the design volume as
required by the Water Quality Management Plan (WQMP, see Section X). When the basin volume
is exceeded, the storm water will drain to a 21-feet wide catch basin in Jefferson Street, which is
then piped to the Coachella Valley Stormwater Channel. According to CVWD, retention of the
100-yr storm on-site is not required, and the Project will be allowed to discharge storm water into
the channel. No untreated or unmanaged Project-related runoff will enter the channel.
The subject property is located in a developed and highly disturbed area and there are no riparian
habitats or wetlands located on the site. The proposed Project will have no impact on riparian
species or habitat, wetlands or other sensitive natural communities, including marshes or vernal
pools, or through direct removal, filling, or hydrological interruption of a natural drainage. No
mitigation measures would be required.
d) Less than Significant with Mitigation. The subject property is surrounded by roadways and
existing development on three sides and the Coachella Valley Stormwater Channel on the south.
Given the site conditions, primarily urban setting and distance to the mountains, the subject
property would have minimal potential to serve as a wildlife movement corridor for any native
resident or migratory fish or wildlife species, or as a native wildlife nursery site. The site may offer
limited nesting sites for birds protected by the Migratory Bird Treaty Act (MBTA). To comply
with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring
between January 1 and August 31 with the potential to impact nesting birds shall require a qualified
biologist to conduct a nesting bird survey to determine if there is a potential impact to such species.
Conducting construction activities outside of the breeding season (September 1 to March 1) can
avoid having to implement such measures. If active nests of any native bird are found onsite, they
will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts
to sensitive species are reduced to less than significant levels. All projects are required under the
General Plan (Policy BIO-1.4) to comply with the Migratory Bird Treaty Act (MBTA), and will
be required to determine if active bird nesting is occurring if vegetation removal will take place
between January and September.
e) No Impact. The proposed Project will not conflict with any local ordinances protecting
biological species and will be required to comply with the landscaping and other appropriate
requirements of the Municipal Code. The proposed Project would also adhere to the City’s General
Plan Policy BIO-1.6 by incorporating native desert plant materials into the Project landscape. No
impact is anticipated.
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f) No Impact. The City of La Quinta has adopted the Coachella Valley Multiple Species Habitat
Conservation Plan (CVMSHCP). As a result, the City is required to implement a Local
Development Mitigation Fee (LDMF) for projects located within the CVMSHCP plan area.
Although the proposed Project site is not within a designated conservation area as defined in the
Plan, it is located with the general Plan boundaries, and the developer will be required to pay
LDMF. These fees are designed to offset potential impacts of cumulative projects on covered
biological species, and assure that impacts are reduced throughout the Valley and City to less than
significant levels. The Project will not conflict with any policies or ordinances that protect
biological species, or any habitat conservation plans or natural community conservation plans.
Mitigation Measures:
1. To comply with the MBTA, any vegetation or tree removal, or other ground disturbing
activities occurring between January 1st and August 31st with the potential to impact
nesting birds shall require a qualified biologist to conduct a nesting bird survey to
determine if there is a potential impact to such species.
All vegetation and suitable nesting habitat (including open ground) on the Project site,
whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no
nests are present, this condition will be cleared. Conducting construction activities outside
the breeding season (September 1st through December 31st) can avoid having to
implement these measures. If active nests of any native bird are found on site, they will be
avoided until after the young have fledged.
Monitoring:
A. The City’s Planning Division shall assure that necessary nesting bird surveys are completed
in compliance with the Migratory Bird Treaty Act and applicable protocol.
Responsible Party: City Planning Division
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Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
V. CULTURAL RESOURCES --
Would the project:
a) Cause a substantial adverse
change in the significance of a
historical resource pursuant to §
15064.5?
X
b) Cause a substantial adverse
change in the significance of an
archaeological resource pursuant to
'15064.5?
X
c) Disturb any human remains,
including those interred outside of
formal cemeteries?
X
Sources: La Quinta 2035 General Plan; Historical/Archaeological Resources Survey – Indian Springs Villas Project,
prepared by CRM Tech, December 2015; Cultural Resources Sensitivity Review, Indian Springs Villas Project,
prepared by CRM Tech, June 2015; Project materials; Email communication with Cabazon Band of Mission Indians,
dated 6/22/20; Email communication with Quechan Tribe of the Fort Yuma Reservation, dated 4/27/20; Agua Caliente
Band of Cahuilla Indians, letters dated 10/27/15, 2/3/16 & 7/15/20.
There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 MND that
would result in any new significant impacts of substantial increase in the severity of previously
identified significant impacts related to cultural resources. As explained below, the proposed
Project would have less than significant impacts to the City’s cultural resources with the
implementation of Mitigation Measure V-1. This is consistent with the 2016 MND. Therefore, the
proposed Project would not result in any new potentially significant cultural resources effects that
were not identified in the 2016 MND or a substantial increase in the severity of any previously
identified significant cultural resources impacts.
Setting
Native Americans, the Cahuilla, occupied lands throughout the Coachella Valley approximately
8,000 to 12,000 years ago. The Cahuilla Indians were a Takic-speaking people consisting of
hunters and gatherers. Among this tribe were separate groups including the Pass Cahuilla, who
occupied the modern day San Gorgonio Pass and Palm Springs area, the Mountain Cahuilla, who
occupied the San Jacinto and Santa Rosa Mountains, and the Desert Cahuilla, who occupied the
eastern Coachella Valley, which includes modern day La Quinta. The Coachella Valley saw the
first noted European explorations in the 1820’s. By the 1870’s non-native settlements began to
occur across the Coachella Valley, as new federal laws opened lands for new settlers. The
discovery of underground water sources began to increase farming activities throughout the Valley
in the early 20th century. Tourism reached La Quinta and the Coachella Valley in the 1920’s. The
La Quinta Resort was developed in 1926 and became a focus of the local economy.
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The City of La Quinta conducted two city-wide Historical Resources Surveys, which occurred in
1996–1997 and 2006; these two studies were updated in 2010 as part of the General Plan Update.
Discussion
a,b) Less than Significant with Mitigation. A cultural resource survey was prepared for the
previous project by CRM Tech in 2015. The project proponent originally prepared a resource
records literature search in June 2015, which was sent to the Agua Caliente Band of Cahuilla
Indians (ACBCI) for review under AB 52 requirements. The records search determined that the
site was not previously surveyed. However, nearly 100 prior studies have historically been
conducted within one mile of the subject property. These studies identified large concentrations of
recorded prehistoric sites in the Project area, some of which are considered highly significant.
Based on the records search, the City’s Historic Preservation Commission (HPC) recommended
inclusion of the record search recommendations in August 2015. Subsequent to this, ACBCI
reviewed the records search report and requested the field survey. The referenced field survey was
prepared in December 2015 and provided by the applicant.
Based on the site assessment including both records searches of available maps and reports, and a
field investigation, CRM Tech concluded that the previous project will not cause a substantial
adverse change to any known historic resource, and no further cultural resource investigation is
necessary. However, the survey states that due to the area’s sensitivity for cultural resources as
identified in the record search, there is potential for subsurface resources to be unearthed during
construction, and recommends that an archaeological monitoring program, as identified in the
records search review, be implemented. ACBCI also requested the presence of an approved Native
American Cultural Resource Monitor during any ground disturbing activities as part of the
previous project’s AB 52 consultation. Since the proposed Project is located on the same site and
would disturb the same area as the previous project, impacts to historical and archaeological
resources are not expected to change and will remain less than significant with mitigation as
described below.
Native American Consultation
The City initiated Tribal Consultation in conformance with AB 52 requirements and contacted the
twelve tribes recommended by the State Native American Heritage Commission (NAHC) in
writing in April 2020.
As of September, three tribes have responded, including the Cabazon Band of Mission Indians and
Quechan Tribe of the Fort Yuma Reservation that indicated no presence of Native American
resources on the Project site and no comment on the Project, respectively. The Agua Caliente Band
of Cahuilla Indians requested consultation and copies of cultural resource documentation. The
ACBCI was provided with the field survey report for the Project site (CRM 2015) and initial study
for the previously proposed project on July 31, 2020. ACBCI stated in their response that the letter
does not conclude consultation, and that upon receipt of requested materials the ACBCI THPO
may have additional recommendations or require further mitigation measures. Mitigation Measure
CUL-1 includes an ACBCI Tribal Monitor be present during earth moving activities in anticipation
of a future request. Once the City receives further response from ACBCI and other tribes, any
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requests and input from consultation will be included in conditions of approval and/or added to
this Subsequent Initial Study. This process is described in Section XVIII, Tribal Cultural
Resources.
c) No Impact. It is not anticipated that any human remains will be encountered during construction
of the proposed Project because the subject property and surrounding area have been previously
disturbed due to development and demolishing activities. However, should any previously
unidentified or unanticipated human remains be discovered during Project construction, state law
requires that all activity stop, that the coroner be notified to determine the nature of the remains
and whether Native American consultation is needed. This law requirement assures that there will
be no impact to cemeteries or human remains.
Mitigation Measures:
1. Earth-moving activities including grading, grubbing, trenching, or excavations at the site
shall be monitored by a qualified archaeologist and an Agua Caliente Band of Cahuilla
Indians Native American monitor.
If any cultural materials more than 50 years of age are discovered, they shall be recorded
and evaluated in the field. The monitors shall be prepared to recover artifacts quickly to
avoid construction delays but must have the power to temporarily halt or divert
construction equipment to allow for controlled archaeological recovery if a substantial
cultural deposit is encountered. The monitors shall determine when excavations have
reached sufficient depth to preclude the occurrence of cultural resources, and when
monitoring should conclude.
If artifacts are discovered, these shall be processed, catalogued, analyzed, and prepared for
permanent curation in a repository with permanent retrievable storage that would allow for
additional research in the future.
Mitigation Monitoring and Reporting Program:
A. Prior to the issuance of a grading permit for the site, the applicant shall provide a fully
executed monitoring agreement to the City.
Responsible Parties: Project applicant, Planning Division, City Engineer.
B. Within 30 days of the completion of ground disturbing activities on the Project site, a
report of findings shall be filed with the City. The report will summarize the methods and
results of the monitoring program, including an itemized inventory and a detailed analysis
of recovered artifacts, upon completion of the field and laboratory work. The report should
include an interpretation of the cultural activities represented by the artifacts and a
discussion of the significance of all archaeological finds.
Responsible Parties: Project applicant, Project archaeologist, Tribal monitor, Planning
Division, City Engineer.
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
VI. ENERGY -- Would the project:
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation?
X
b) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
X
Source: La Quinta 2035 General Plan; Project materials; La Quinta Greenhouse Gas Reduction Plan (2013).
Energy was not analyzed in the 2016 MND. However, the Project is expected to have a less than
significant impact on energy consumption and efficiency, as explained below.
Setting
Nuclear energy, fossil fuels (e.g. oil, coal and natural gas) and renewable sources (e.g. wind, solar,
geothermal and hydropower) are various sources of energy. The electrical energy to the City is
provided by Imperial Irrigation District (IID). IID has existing facilities underground in the Project
vicinity including Jefferson Street rights-of-way. Natural gas to the City is provided by the
Southern California Gas Company (SoCalGas). SoCalGas has existing underground pipelines in
the Project vicinity including Jefferson Street rights-of-way.
Discussion
a, b) Less than Significant Impact. The proposed Project will utilize energy resources during
both construction and operational activities. Construction related energy demand comes from the
operation of construction equipment and the manufacturing of construction materials. Operational
energy demand primarily comes from building/site lighting, HVAC systems, and use of electricity
and natural gas for residential activities such as kitchens and swimming pools.
All apartment buildings will be constructed in accordance with the Building Code, California
Green Building Code, and Energy Code in effect at the time that development occurs, to ensure
the most efficient construction/building technologies are used, which will benefit overall building
operations, ensure energy efficiency, and reduce wasteful and unnecessary consumption of energy
resources. These requirements of law assure that future buildings on the site will not waste energy.
As of 2017, IID sourced 28.5% of its retail electricity from renewable sources and anticipated an
increase to 48.8% from renewable sources for 2019. The City’s Greenhouse Gas Reduction Plan
promotes local generation of renewable energy. The Project will comply with the solar and zero
Jefferson Street Apartments
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net energy requirements in the 2019 California Building Code and will not interfere with any state
or local plan that promotes renewable energy or energy efficiency.
Adherence to the applicable state standards enforced by IID and SoCalGas will ensure the
development is consistent with current energy standards and conservation goals laid out in the
City’s Greenhouse Gas Reduction Plan (2013). Therefore, impacts related to energy will be less
than significant.
Mitigation Measures: None required
Mitigation Monitoring and Reporting Program: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
VII. GEOLOGY AND SOILS -- Would
the project:
a) Directly or indirectly cause 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?
X
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure,
including liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the
loss of topsoil? X
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?
X
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial
direct or indirect risks to life or property?
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
X
Sources: La Quinta 2035 General Plan; Project materials; “Geotechnical Investigation: Proposed Residential
Subdivision Tentative Tract Map No. 36875 SEC Jefferson Street and Palm Circle Drive La Quinta, California”
Sladden Engineering, February 2015.
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There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 MND that
would result in any new significant impacts of substantial increase in the severity of previously
identified significant impacts related to geology and soils. As explained below, the proposed
Project would have a less than significant impact or no impact to geology and soils, which is
consistent with the 2016 MND. For this reason, the proposed Project would not result in any new
potentially significant geology impacts that were not identified in the 2016 MND or substantial
increase in the severity of any previously identified significant geology and soils impacts.
Setting
The proposed Project site was previously developed and all previous structures demolished. The
site is underlain by windblown (Aeolian) sand deposits as well as alluvial soil eroded from the
nearby mountains and deposited in the site vicinity.
The San Andreas Fault zone is the major fault in the Coachella Valley. Breaks associated with the
Fault cover a generally northwest-southeast trending zone approximately 10 miles wide, north and
east of the Project site. The onsite geologic conditions are unchanged. For this reason, the
conclusions in the 2016 IS/MND that the previously proposed project would have no impact on
geology and soils also apply to the currently proposed Project.
Discussion
a)
i.) No Impact. The San Andreas Fault System is located approximately 4.26 miles
northeast of the Project site. The subject property is not located within a currently delineated
Alquist-Priolo Earthquake Fault Zone, and no known faults are mapped in the immediate vicinity
of the site, nor were signs of any active surface faulting observed on the site. The 2015
Geotechnical Investigation for the previous project concluded that risks associated with surface
ground rupture is low on the Project site.
ii.) Less than Significant Impact. The site is located in a seismically active region
and will likely experience strong seismic shaking during the design life of the Project. The closest
active fault to the subject property is the San Andreas Fault, approximately 4.26 miles northeast
of the site. The property is likely to experience moderate to severe ground shaking from
earthquakes originating on this and/or other local and regional faults. Earthquake-resistant
construction methods prescribed by the Building Code will be implemented to minimize potential
structural damage. At a minimum, seismic design will be required to comply with the most recent
version of the California Building Code (CBC). Therefore, the impacts associated with seismic
ground motion are expected to be less than significant.
iii.) Less than Significant Impact. The 2015 Geotechnical Investigation indicates that
the Project site and its vicinity are subject to moderate liquefaction potential. Based on
groundwater mapping and the preparer’s knowledge of the Project vicinity, risk associated with
liquefaction and its related hazards are considered negligible. While the surface soils consist of
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artificial fill to 3-4 feet in depth, underlying native materials consist of sandy silt, characterized by
fine-grained granular sediments that are normally susceptible to liquefaction; however, borings
were taken up to 51.5 feet and no groundwater was encountered. The site is located in an area that
is susceptible to high levels of ground shaking and may result in localized impacts related to
liquefaction around saturated foundations or other load-carrying structures. Results from the
investigation indicate that the site is somewhat susceptible to seismically induced settlement, with
settlement expected to be less than one inch, which should not be a factor in design of the Project.
The City will require a final geotechnical analysis in conjunction with the submittal of building
plans for the site, to assure that any required remedial soil stabilization is implemented as part of
the building permit process. The Project is required to conform with the City Zoning and the
Uniform Building Code Standards at the time of construction, thus further reducing impacts related
to seismically induced liquefaction. These City standards will assure that impacts associated with
seismic hazards are reduced to less than significant levels.
iv.) No Impact. The subject property is generally level with no rock formations on or
surrounding it. It is approximately 1.5 miles east of the nearest slopes of the Santa Rosa/Coral Reef
Mountains. It is not susceptible to slope instability, including landslides, rock falls, or soil slumps.
There is no potential for landslide hazards on the Project site.
b) Less than Significant Impact. The Project site is generally flat, thus minimizing the potential
for water erosion. The subject property is located in an area with a high to very high wind erosion,
and some erosion could occur during Project construction. A dust management plan will be part
of the standard requirements imposed through conditions of approval to minimize fugitive dust
generated during the building process (Chapter 6.16, LQMC). The site will be covered by buildings,
pavement or landscaping at build out, minimizing long-term wind erosion potential.
Grading and construction may require removal of the topsoil; however, they would occur in
accordance with erosion control requirements imposed by the City pursuant to grading permit
regulations. The standard approval requirements will ensure that the Project does not cause
excessive soil erosion. In addition, as part of the Project-specific Water Quality Management Plan
(WQMP, see Section X, Hydrology and Water Quality), Best Management Practices (BMPs)
would be implemented during grading and construction to reduce sedimentation and soil erosion
to the maximum extent practicable. Overall, the Project is not expected to result in significant soil
erosion or loss of topsoil.
c) Less than Significant Impact.
Landslide
See response to VII.a.iv, above.
Lateral Spreading
Lateral spreading is often associated with liquefaction when soils move laterally during seismic
shaking. As discussed in subsection a.iii above, risk associated with liquefaction and its related
hazards in the Project vicinity are considered negligible. Due to the relatively flat site topography,
there is low likelihood of lateral spreading onsite.
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Subsidence
According to the 2015 Geotechnical Investigation, the Project site is situated within an "Active"
subsidence zone. The Coachella Valley Water District has acknowledged regional subsidence
throughout the southern portion of the Coachella Valley and has committed 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 vicinity.
Furthermore, the District’s continued efforts to recharge the aquifer have resulted in the
elimination of overdraft in the basin, thereby reducing the potential for subsidence. No fissures or
other surficial evidence of subsidence were observed at or near the subject property. There has
been no evidence of subsidence on or in the vicinity of the site. Therefore, it is not anticipated that
the proposed Project will be impacted by subsidence.
Liquefaction
See response to VII.a.iii, above.
Collapse
See response to VII.a.iii, above.
d) Less than Significant Impact. The subject property is generally underlain by Quaternary-age
sand deposits (Qs), which have a low shrink/swell potential. The proposed Project will not create
substantial risks to life or property associated with expansive soils, as the near surface soils on site
are non-expansive and fall within the “very low” expansion category in accordance with CBC
classification criteria.
e) No Impact. The proposed Project will connect to existing sewer lines, and no alternative
wastewater disposal systems are proposed or required. The Project site is within the service area
of the Coachella Valley Water District, and all facilities will be required to connect to existing
sanitary sewer services.
f) Less than Significant Impact. A paleontological resource report was not prepared for either
the previous and the currently proposed projects. The site is not in an area identified as having a
high sensitivity for such resources (Undetermined – Dune sand) in the General Plan (Figure III-5).
In addition, activity associated with demolition of previous structures, combined with construction
of the Jefferson Street bridge, indicate that any potential for paleontological resources would be
too negligible to warrant further study.
Mitigation Measures: None required
Monitoring: None required
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VIII. GREENHOUSE GAS
EMISSIONS -- Would the project:
Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
X
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
X
Sources: La Quinta 2035 General Plan; CalEEMod 2016.3.2; Project materials.
While the current Project proposes a 40-unit multi-family apartment as compared to 16 single-
family detached dwellings in the previous project, there are no substantial changes in the proposed
Project or new information of substantial importance since the 2016 MND that would result in any
new significant impacts or substantial increase in the severity or previously identified impacts
related to greenhouse gas (GHG) emissions. As explained below, the proposed Project would result
in less than significant impacts to the region’s GHG emissions, which is consistent with the
conclusions made in the 2016 MND. Therefore, the proposed Project would not result in any new
potentially significant GHG impacts that were not analyzed in the 2016 MND or a substantial
increase in the severity of any previously identified effects.
Setting
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role
in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse
effect are CO2, methane (CH4), nitrous oxide (N2O), and fluorinated compounds. Sources of GHGs
include both natural and anthropogenic (human-caused) processes. Anthropogenic emissions of
these GHGs in excess of natural ambient concentrations are responsible for intensifying the
greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as
global climate change or global warming.
State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require all cities to
reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB
32 which requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels
by 2030.
To protect air quality locally and contribute to the State mandate to reduce air quality emissions,
the City of La Quinta has adopted a Greenhouse Gas Reduction Plan (2013) that is consistent with
the goals of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below
1990 levels by 2050.
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GHG Thresholds
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold
of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is
the lead agency (SCAQMD Resolution No.08-35). This threshold was adopted based upon an
October 2008 staff report and draft interim guidance document that also recommended a threshold
for all projects using a tiered approach.
It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be
considered significant if it could not comply with at least one of the following “tiered” tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a
minimum, consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial
projects; 3,000 MTCO2e/year for residential and commercial projects)?
• Tier 4: Is the project below a (yet to be set) performance threshold?
• Tier 5: Would the project achieve a screening level with off-site mitigation?
Discussion
a, b) Less than Significant Impact. The proposed Project will generate GHG emissions during
both construction and operation. As described above in Section III, Air Quality, the California
Emissions Estimator Model (CalEEMod) Version 2016.3.2 was used to quantify air quality
emission projections, including greenhouse gas emissions (Appendix A).
Construction
Construction activities will result in short-term GHG emissions associated with operation of
construction equipment, employee commute, material hauling, and other ground disturbing
activities. As shown in Table 6, the Project will generate 383.18 CO2e metric tons during the 1-
year construction period. There are currently no construction related GHG emission thresholds for
projects of this nature. To determine if construction emissions will result in a cumulative
considerable impact, buildout GHG emissions were amortized over a 30-year period and added to
annual operational emissions to be compared to applicable GHG thresholds (see Table 6, below).
Operation
At buildout, there are five emission source categories that will be contributing either directly or
indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid
waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile
sources. The proposed Project is a residential development and consistent with the Tier 3
SCAQMD’s residential thresholds of 3,000 MTCO2e/yr. Table 6 provides a summary of the
projected short-term construction and annual operational GHG generation associated with buildout
of the proposed Project.
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Table 6
Projected GHG Emissions Summary
(Metric Tons)
Phase CO2e (MT/YR)
Construction (2021-2022)
Construction Total 383.18
Operation
Construction: 30 year amortized 1 12.77
Annual Operation 598.60
Total Operation 611.37
SCAQMD Threshold (Mixed-Use) 3,000.00
1. Buildout construction GHG emissions were amortized over 30
years then added to buildout operational GHG emissions.
383.18/30 = 12.77
As shown in the table, above, the Project complies with the Tier 3 threshold because emissions
will not exceed the 3,000 MT/yr threshold. Therefore, Project impacts will be less than significant.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
IX. 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?
X
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?
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
X
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?
X
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 or
excessive noise for people residing or
working in the project area?
X
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
X
g) Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving wildland
fires?
X
Sources: La Quinta 2035 General Plan; CA Department of Toxic Substances; Project materials.
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There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 MND that
would result in any new significant impacts or substantial increase in the severity of previously
identified significant impacts related to hazards and hazardous materials. As explained below,
none of the proposed Project’s construction or operating activities would result in significant
impacts associated with hazards or hazardous materials. Consequently, the proposed Project would
not result in any new potentially significant hazardous impacts that were not identified in the 2016
MND or a substantial increase in the severity of any previously identified significant hazardous
materials impacts.
Setting
The subject property is surrounded by residential development, a dermatology and cosmetic
surgery center, Jefferson Street and the Coachella Valley Stormwater Channel. The site was
previously developed with several residences and a portion of the golf course from the early 1970’s.
The homes were subsequently purchased by the City and demolished to allow construction of the
Jefferson Street bridge in 2006. No chemical or hazardous waste disposal has been documented
on the site. There are no known underground tanks or buried materials on the Project site.
Proposed development would bring commonly used but potentially hazardous materials, including
chlorine for the swimming pool and chemicals typical of residential developments to the Project
site as part of the daily operation of the Project.
Discussion
a, b) Less than Significant Impact. The development of the site is likely to result in the storage
of cleaning materials for household use, pool maintenance, etc. None of these chemicals will be
used in sufficient quantities to pose a threat to humans or cause a foreseeable chemical release
into the environment.
The construction phase would involve the use of heavy equipment, which uses small amounts of
oil and fuels and other potential flammable substances. During construction, equipment would
require refueling and minor maintenance on site that could lead to fuel and oil spills. The contractor
will be required to identify a staging area for storing materials and will be subject to State law
regarding the handling, storage, and use of hazardous materials during construction.
There are no identified hazardous materials sites within the Project area. The proposed Project
would not result in a significant risk of explosion or accidental release of hazardous substances,
because the cleaners and household chemicals used are not explosive and will not be stored in
large quantities. The use and handling of hazardous materials during construction activities and
long-term operation of the proposed Project would occur in accordance with applicable Federal,
State, and local laws including California Occupational Health and Safety Administration
(CalOSHA) requirements. Impacts would be less than significant.
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c) No Impact. The nearest schools to the proposed Project are Amelia Earhart Elementary and
John Glenn Middle Schools (approximately ½ mile northwest), and La Quinta High School
(approximately ½ mile west). The proposed Project will result in the development of a residential
community, which is a similar land use to uses immediately adjacent to these schools and is not
expected to emit any hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste to jeopardize schools. No impact would occur.
d) No Impact. The Project site is not located on or near a hazardous materials site as identified by
the California Department of Toxic Substances Control. It will not create a significant hazard to
the public or environment.
e) No Impact. The Project site is located approximately 2.25 miles south of the Bermuda Dunes
Airport and 7.25 miles northwest of the Jacqueline Cochran Regional Airport. It is not located
within an airport land use plan or within 2 miles of a public or private airport, and located well
outside the operational and navigational hazard area. Therefore, the proposed Project would not
result in a safety hazard or excessive noise for people residing or working at the Project site.
f) No Impact. The proposed Project will not physically interfere with emergency response or
evacuation plans. Access to and from the site will be provided at an access point on the existing
street grid (Jefferson Street). The access driveway is proposed with a minimum width of 28.0 feet
with standard City of La Quinta curb returns with a 35.0 feet radius. The Project will be required
to comply with police and fire department regulations to assure adequate emergency access and
vehicle turn-around space. No impacts are expected.
g) No Impact. The subject property and immediate Project vicinity encompass developed
residential/commercial areas that are approximately 4 miles from the nearest wildlands (Santa
Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located
within a fire hazard severity zone. The proposed Project will not expose people or structures to a
significant risk associated with wildfire hazards.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
X. HYDROLOGY AND WATER
QUALITY -- Would the project:
a) Violate any water quality standards or
waste discharge requirements or otherwise
substantially degrade surface or ground
water quality?
X
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
X
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
(i) result in substantial erosion or
siltation on- or off-site; X
(ii) substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
off-site;
X
(iii) 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; or
X
(iv) impede or redirect flood flows?
X
(d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
X
(e) Conflict with or obstruct
implementation of a water quality control
plan or sustainable groundwater
management plan?
X
Sources: La Quinta 2035 General Plan; Jefferson Street Apartments Site Development Permit No. 2020-0001
Hydrology January 30, 2020, and Project Specific Preliminary Water Quality Management Plan April 23, 2020, both
prepared by Watson Engineering.
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The proposed Project is a multi-family apartment development, whereas the previously proposed
project consisted of single-family development; however, the Project will follow the same concept
for onsite drainage , and will be subject to the same regulations as the previous project. There are
no substantial changes in the proposed Project or new information of substantial importance since
the 2016 MND that would result in any new significant impacts related to hydrology or water
quality. As explained below, the proposed Project would have less than significant to no impacts
on hydrology and water quality, which is consistent with the 2016 MND (some questions have
changed in CEQA guidelines since 2016). Therefore, the proposed Project would not result in any
new potentially significant hydrologic resources or water quality impacts that were not identified
in the 2016 MND or a substantial increase in the severity of any previously identified significant
hydrologic resources or water quality.
Setting
Domestic Water
The Project site is located within the Coachella Valley Water District (CVWD) service area for
domestic water. The District’s primary water source is groundwater extracted through a system of
wells located throughout the City and region. In addition to groundwater, CVWD relies on
imported water brought to the region by regional canals, which is stored or recharged into the
aquifer at basins in the west end of the Valley (Whitewater River, northwest of Palm Springs); in
the southeastern section of the City (Dike 4); and in Martinez Canyon, south and east of the City.
CVWD also owns and operates the water distribution system, which is generally located under
existing streets in the public right‐of-way. The District also maintains water storage tanks
throughout its service area, including ten existing or planned tanks in the City and its Sphere, with
capacities ranging from 250,000 to 10 million gallons.
CVWD is responsible, under the California Water Code, for analyzing its current and future water
supply, and assuring that sufficient supply is available to serve land uses within the District,
through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to
periodically update the Plan.
The Project will require installation of onsite water pipelines that connect to existing water
infrastructure. The proposed Project will result in a multi-family residential development with 40
units on approximately 3.22 acres in the City of La Quinta. State Water Code Section 10910(a)
states that any city or county that determines that a “Project,” as defined in Water Code Section
10912, shall prepare a water supply assessment. The threshold defined by the Water Code is 500
dwelling units, 500,000 square feet of commercial development, or a combination thereof resulting
in the equivalent of 500 dwelling units. The proposed Project does not meet the threshold of 500
dwelling units; therefore, a water supply assessment is not required.
Wastewater Treatment Provider and Sewer System
The Coachella Valley Water District (CVWD) also provides sewer service to the Project area and
the City of La Quinta. The Project site is located in an urban area where the main sewer lines were
laid out under the main roads and streets. The Project will extend sewer lines from existing 18”
sewer mains in Jefferson Street throughout the Project site.
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CVWD has two wastewater treatment plants serving the City, Water Reclamation Plant 7 (WRP-
7) located at Madison Street and Avenue 38 and the Mid-Valley Water Reclamation Plant (WRP-
4). For all land in the City and Sphere located south of Miles Avenue, sewage is treated at the
WRP-4 located in Thermal, which has a capacity of 9.9 million gallons per day. There is currently
excess capacity at WRP-4. WRP-4 does not include tertiary treatment facilities; however, plans
are underway to extend the tertiary-treated water delivery system to other areas in the valley.
CVWD also implements the requirements of the Regional Water Quality Control Board pertaining
to domestic water quality and wastewater discharge.
Flood Control
The Project site is located in the Coachella Valley where rainfall on the valley floor, including the
Project area, averages 3 inches annually. Several watersheds drain the adjoining elevated terrain
of the San Jacinto and Santa Rosa Mountains towards the valley floor. Regional stormwater flows
within the Project area are conveyed by the Coachella Valley Stormwater Channel. The Project
site is relatively level and is surrounded by urban development and the partially fenced Channel;
there are no or limited tributary flows to and from the site.
The Project area is subject to City requirements relating to flood control. The City implements
standard requirements for the retention of storm flows and participates in the National Pollution
Discharge Elimination System (NPDES) to protect surface waters from pollution. The Project will
include a primary infiltration basin and a secondary basin to treat and drain the design volume as
required by the Water Quality Management Plan (WQMP). When the basin volume is exceeded,
the storm water will drain to a 21-foot wide catch basin in Jefferson Street, which is piped to the
Coachella Valley Stormwater Channel. According to CVWD, retention of the 100-year storm on-
site is not required, and the Project will be allowed to discharge storm water into the Channel.
Discussion
a) Less than Significant Impact. The proposed Project will not violate any water quality
standards or waste discharge requirements. Like the previously proposed project, the Project
proponent will be required to implement National Pollution Elimination System (NPDES)
requirements for storm flows by preparing and implementing a SWPPP and WQMP. Project
development will be connected to existing area sewer lines. Additionally, the applicant entered
into a purchase and sale agreement with the city in November 2014 (AGR2014-0023; Resolution
2014-058), to purchase the remaining properties that housed the demolished homes. A condition
of the agreement requires applicant to provide sewer connection for the existing Westward Isle
condominiums, directly east of the project.
Wastewater will be transported to and processed at CVWD’s Mid-Valley Water Reclamation Plant
(WRP-4) in Thermal. CVWD implements all the wastewater discharge requirements and water
quality standards of the Regional Water Quality Control Board.
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The City requires that all projects retain the 100-year storm on site; however, CVWD has provided
written acceptance of the previous project’s storm discharge, with conditions. As a result, 100-
year storm retention was not required of the previous project. The proposed Project will comply
with the conditions by using retention facilities to manage storm flows via drainage into two
infiltration basins, which are designed to accept the BMP treatment volume and will include a
Maxwell drywell. When that volume is exceeded, excess flow will flow into Jefferson Street and
discharge into the existing catch basin adjacent to the Project site that discharges directly to the
channel. The design of these facilities must be approved by the City Engineer prior to the initiation
of Project construction. All hydrology improvements will also be required to comply with NPDES
standards, to assure that no polluted storm water enters other surface waters either during
construction or operation of the Project. The Project will implement Best Management Practices
(BMPs) to address the management of pollutants of concern that may be generated onsite, as
identified by the WQMP. A routine BMP maintenance program will be established to assure
ongoing implementation. Impacts associated with water quality are expected to be less than
significant.
Therefore, the proposed Project will have less than significant impacts on water quality standards
or waste discharge requirements.
b) Less than Significant Impact. Domestic water will be supplied to the subject property by
CVWD through existing water infrastructure. CVWD has prepared an Urban Water Management
Plan 2015 Update, which is a long-term planning document that helps CVWD plan for current and
future water demands. The Plan demonstrates that CVWD has available, or can supply in the future,
sufficient and reliable water supplies to serve future development in the Project area.
Water will be necessary for the proposed Project during both construction and operational phases.
Onsite water will be required during site grading as part of the dust mitigation program. At buildout,
the Project will require water for use in apartment buildings, the swimming pool, and irrigation of
landscaping. The Project proposes to use drought-tolerant planting materials, with limited turf to
be used for the common area. The residential units will be equipped with water efficient fixtures
in compliance with Building Code requirements to minimize water consumption. The proposed
Project is consistent with the City’s 2035 General Plan and is therefore addressed in the UWMP.
The 2015 UWMP demonstrates that CVWD has available, or can supply, sufficient water to serve
the proposed Project. Impacts on groundwater supplies and recharge are expected to be less than
significant.
c) i-iii) Less than Significant Impact. The current Project proposes similar stormwater
management improvements and similar building coverage as the previous project. Therefore,
impacts to stormwater management are expected to be similar to those previously analyzed.
Existing runoff flows to two retention basins on the property, one at the project entry, and a smaller
secondary basin south of the project entry. The subject property does not contain any streams or
rivers, though it does border the CVWD channel.
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The Project will result in addition of impermeable hardscape onsite, which will increase surface
runoff and somewhat alter the local drainage pattern, based on the design of the Project. The
proposed Project will not significantly change drainage patterns onsite or in the surrounding area.
Watson Engineering prepared a Hydrology Report that analyzed Project buildout. The site will be
graded to direct drainage as surface flow around the buildings and parking areas toward the two
proposed basins that are designed to accept the BMP treatment volume. When that volume is
exceeded, excess flow will flow into Jefferson Street and discharge into the existing catch basin
adjacent to the Project site that discharges directly to the channel. The Project Hydrology Report
concluded that the proposed basin has the capacity to accept and discharge the drainage into the
CVWD channel. Project design will comply with the conditions of CVWD approval for discharge
and relevant standard requirements, which will assure that impacts associated with storm water
retention remain less than significant.
To reduce discharge of pollutants into stormwater runoff from the site, the proposed Project must
implement Best Management Practices (BMPs) included in the Preliminary Water Quality
Management Plan (WQMP) and Stormwater Pollution Prevention Program (SWPPP) and both
need to be approved by the City Engineer, as required by the City’s NPDES implementation
agreement. Implementation of BMPs will reduce pollutants of concern that may enter receiving
retention basins and help reduce short and long-term water quality impacts caused by the
construction and operation of the proposed Project.
The Project’s pollutants of concern include pathogens. Due to the on-site retention/infiltration
basin designed for the BMP volume and the proposed drywell system, the Project will not have
activities that contribute to receiving water impairment. Approval of the WQMP, SWPPP, and the
required BMPs will reduce impacts to surface waters by reducing siltation and eliminating
pollutants in storm flows. With the implementation of this standard requirement, the impacts
associated with surface water pollution will be less than significant. Adherence to City
requirements, including WQMP BMPs, will ensure the Project site design will not result in erosion
or siltation on- or off-site. Implementation of these and other applicable requirements will assure
that the Project will not create or contribute water which would exceed the capacity of existing or
planned stormwater drainage systems or provide substantial additional sources of polluted runoff.
iv) Less than Significant Impact. The subject property is designated Zone X on FEMA’s Flood
Insurance Rate Maps, which is defined as moderate and low risk areas, including areas of 500-year
flood, areas of 100-year flood with average depths of less than 1 foot or with drainage areas less
than 1 square mile, and areas protected by levees from 100-year flood. Implementation of the
proposed onsite drainage retention facilities will further ensure that the Project will have less than
significant impact on impeding or redirecting flood flows.
d) No Impact. The Project site is not in the vicinity of a levee or dam. The City is located inland
and not near a body of water, and thus would not be subject to seiche or tsunami. The Geotechnical
Investigation stated that based on the flat nature of the site and the composition of the surface soil,
risks associated with debris flows should be considered remote. The CVWD channel capacity is
designed to accommodate a storm larger than a 100-year storm, and the risk for over-topping is
therefore very low. No impact is anticipated.
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e) No Impact. The proposed Project will be required to comply with all applicable water quality
standards and will implement a WQMP approved by the City and the Regional Water Quality
Control Board for both construction activities and long-term operation of the site. The proposed
Project is consistent with the City’s 2035 General Plan and the water demand is addressed in the
UWMP. Therefore, it will not conflict with a sustainable groundwater management plan.
Adherence to the City’s standard requirements related to water quality will ensure there will be no
impact to a water quality control plan.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XI. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
community? X
b) Cause a significant environmental
impact due to a conflict with any land
use plan, policy, or regulation adopted
for the purpose of avoiding or
mitigating an environmental effect?
X
Sources: La Quinta 2035 General Plan; City of La Quinta Official Zoning Map, July 2016.
While the proposed Project land use will result in multi-family apartments while single-family
detached dwellings were proposed in the previous project, both uses are permitted as a principal
use in the Medium Density Residential Zone and under the Medium/High Density Residential
designation on the General Plan land use map. As described below, the proposed Project would
not result in any new significant impacts or environmental impacts or substantial increase in the
severity of previously identified significant impacts in the 2016 MND related to the City’s
designated land uses. For this reason, the proposed Project would not result in any new potentially
significant land use impacts that were not identified in the 2016 MND, or a substantial increase in
the severity of any previously identified significant land use impact.
Setting
The Project site is currently vacant and designated as Medium/High Density Residential (net
Project area portion) and Open Space – Natural (Coachella Valley Stormwater Channel portion)
on the General Plan land use map. The former allows a broad range of residential land uses
including apartments. The Project site is zoned as Medium Density Residential for the net Project
area and Floodplain for the Channel portion, where multifamily is permitted as a principal use. A
Specific Plan was approved as part of the previous Project to subdivide the 3.22-acre property into
16 single-family lots. The applicant will seek to rescind the Specific Plan as part of the proposed
Project.
Discussion
a) No Impact. The subject property is a vacant 3.22-acre ‘island’ that has been privately used and
is physically separated from surrounding residential projects on its south, west and north sides. It
abuts the Westward Isles condominium community to the east but does not gain access or
otherwise encroach into the community. No impact is anticipated.
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b) Less than Significant Impact. The subject property is designated for Medium/High Density
Residential purposes in the General Plan and zoned as Medium Density Residential (MDR) on the
City Zoning Map. The Project includes the rescinding of the previously approved Specific Plan
for the site. The Project also proposes a variance to the 22’ maximum building height allowed
within 150 feet of an Image Corridor as required in the Zoning Code.
The Specific Plan was required of the previous project in order to address variations in zoning
standards proposed as part of that project. The currently proposed Project does not require such
changes in standards, and complies with the development standards for the Medium Density
Residential zone. As a result, the proposed Project does not require a Specific Plan to conform to
existing City standards.
As regards the proposed Variance, the proposed apartments are 25’ tall at their highest point, which
is consistent with the development standards for the MDR Zone outside an Image Corridor. The
Zoning Ordinance allows for Variances when certain findings can be made. In this case, the
property, as a remnant parcel that is very narrow and unusual in shape, does not benefit from the
same development potential as its neighboring parcels. The Project site does not, because of its
configuration, allow for the same setbacks as other parcels in the area, and the proposed Project
proposes to exceed the Zoning Ordinance requirement for Image Corridors by 3 feet. This does
not represent a significant increase in height in the Image Corridor, and as analyzed in Section I,
Aesthetics, will not result in significant aesthetic impacts or blockage of views. The Project will
not, therefore, substantially conflict with any plans, policies, or regulations with jurisdiction over
the Project, and impacts associated with the Project will be less than significant.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XII. 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?
X
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?
X
Sources: La Quinta 2035 General Plan; “Mineral Land Classification Map, Aggregate Resources Only, Palm Springs
Production-Consumption Region,” California Division of Mines and Geology, 1987.
There are no changes in the area and location of the proposed Project, no substantial changes in
other aspects of the Project or new information of substantial importance since the 2016 MND that
would result in any new significant environmental impacts or substantial increase in the severity
or previously identified significant impact related to mineral resources. As explained below, the
proposed Project would have no impacts to mineral sources, which is consistent with the 2016
MND. Therefore, the proposed Project would not result in any new impacts to mineral resources.
Setting
The State of California has recognized the importance of mineral resources for construction
materials and other economic purposes. The California Surface Mining and Reclamation Act of
1975 (SMARA) addresses the loss of regionally significant mineral deposits to urban development.
The Act requires the Department of Conservation to create Production-Consumption Regions,
which are areas where significant mineral resources of statewide importance and regional
significance are produced and consumed, and a classification system that identifies lands where
significant mineral resource deposits are located.
The City is located in the Palm Springs Production-Consumption Region. This region covers
approximately 631 square miles of the Coachella Valley from near Cabazon to Thermal. Lands
within the Production-Consumption Region are classified according to the presence of valuable
mineral resources. The Project area is located within Mineral Resource Zone 1 (MRZ-1). This
zone includes areas where adequate information indicates that no significant mineral deposits are
present, or where it is judged that little likelihood exists for their presence.
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Discussion
a, b) No Impact. The proposed Project will not result in the loss of availability of a locally or
regionally important mineral resource. The California Department of Conservation Division of
Mines and Geology has mapped the City’s mineral resources and designated the Project site as
“MRZ-1,” which represents areas where adequate geologic information indicates that no
significant mineral deposits are present, or where it is judged that little likelihood for their presence
exists. The subject property is designated for Medium/High Density Residential purposes in the
General Plan and zoned as Medium Density Residential on the City Zoning Map, which would not
accommodate mineral resource recovery.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XIII. NOISE - Would the project result
in:
a) Generation of substantial temporary
or permanent increase in ambient noise
levels in the vicinity of the project in
excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
X
b) Generation of excessive groundborne
vibration or groundborne noise levels? X
c) For a project located within the
vicinity of a private airstrip or 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?
X
Sources: 2035 General Plan Noise Element; La Quinta Municipal Code; Project materials; “Noise Impact
Analysis Tract 36875” prepared by Urban Crossroads, 3/25/15.
There are no substantial changes in the proposed Project or new information of substantial
importance since the 2016 MND that would result in any new significant impacts or substantial
increase in the severity of previously identified impacts related to noise. As described below, the
noise levels generated by the proposed Project during operation would be less than significant.
With the implementation of mitigation measures, impacts associated with construction noise will
also be less than significant.
Setting
The primary source of noise in the City and Sphere is traffic. Section 9.100.210 of the City’s
Municipal Code governs noise control in the City. The current noise standards allow noise levels
of 65 dBA from 7 AM to 10 PM, and 50 dBA from 10 PM to 7 AM for noise sensitive uses,
including residential units. This standard is more stringent than the CNEL standard and can be
modified by City Council.
The Noise Impact Analysis for the previous project indicated that the previously proposed units
facing Jefferson Street will experience unmitigated exterior noise levels ranging from 53.3 to 71.5
dBA CNEL in the General Plan buildout scenario (2035).
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Discussion
a) Less than Significant with Mitigation. The subject property is currently vacant and
undeveloped. The main noise source in the area is vehicular traffic on adjacent roadways (Jefferson
Street). The surrounding area mainly consists of residential and commercial development. The
nearest sensitive receptors are residents in the 28 Westward Isle homes located to the east of the
Project site.
Construction Noise
Development of the proposed Project will temporarily generate noise and groundborne vibrations
through construction related activities, but will cease once the Project is in operation. Construction
noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning Ordinance;
it is restricted to certain days of the week and times of day (Municipal Code Section 6.08.050).
Adherence to these limitations will reduce construction-related impacts to less than significant
levels.
Operational Noise
During the long-term operational phase, noise levels will be comparable to similar existing
residential development in the project area. Principal noise sources will be from vehicles traveling
along Jefferson Street, and general vehicle activity accessing the site (residents, deliveries, etc.).
Limited noise may be emitted by onsite mechanical equipment, such as that associated with
residential landscaping, and home improvement/repair. Given the similar residential development
on adjacent properties, the Project will not result in a perceptible permanent increase in ambient
noise levels over existing conditions. It will be required to comply with the operational noise levels
established in the Zoning Ordinance related to residential property.
A noise impact analysis was prepared for the previous project and used the FHWA predictive
modeling methodology based on adjacent roadway design capacity established in the La Quinta
General Plan. The study analyzed the potential noise impacts from Jefferson Street traffic and
found that the previous project would be subject to short term (construction) and long term
(operational) noise impacts which could be significant without mitigation. The current Project
proposes a 20 feet setback from the property line for the apartment buildings facing Jefferson
Street. In the previous project, the residential lots facing Jefferson Street abut the property line,
and homes were much closer to the street than the currently proposed multi-family buildings.
Therefore, applying the noise impact analysis for the previous project to the proposed Project
would be conservative.
The noise study found that outdoor noise levels associated with vehicular traffic adjacent to the
Project site have the potential to exceed the City’s standards for residential land uses without
mitigation on Jefferson Street, where the 65 dBA CNEL threshold is expected to be exceeded at
up to 71.5 dBA.
The three buildings (Building 1, 2 & 5) along Jefferson Street will be affected by potential impacts
from roadway noise. Without mitigation, these buildings would have exterior noise levels in excess
of the City’s standard of 65 dBA CNEL. The study recommends mitigation along Jefferson Street
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by constructing a six-foot noise barrier. This is a typical component of residential projects and is
included in the proposed Project plans. With the recommended noise barrier, the mitigated future
exterior noise levels will range from 64.5 to 65.0 dBA CNEL in the General Plan buildout scenario
(2035). Acoustical analysis will also be required to verify exterior and interior noise standard
compliance during building plan check reviews.
In summary, the noise impacts from Project construction will be short-term and less than
significant. Noise impacts from Project operation would be significant without mitigation.
However, traffic-related noise levels at Project buildout with mitigation incorporated will not
exceed the “conditionally acceptable” (65 dBA CNEL) noise levels for multi‐family residential
uses set forth in the General Plan. Therefore, long-term noise impacts are expected to be less than
significant, with mitigation.
b) Less than Significant Impact. During construction, temporary and periodic ground-borne
vibration and noise may occur, particularly as heavy equipment grades the site. Noise and
vibrations would be short-term and will cease once construction is complete. Construction will be
required to occur during the less sensitive day times permitted in the Municipal Code (Section
6.08.050). The proposed Project consists of residential use and thus does not include any sources
of operational vibration. No long-term impacts associated are expected from the development of
the proposed Project.
c) No Impact. The Project is located approximately 2.25 miles to the south of the Bermuda Dunes
Municipal Airport. The subject property is not located within an airport land use plan or within 2
miles of a public airport or private airstrip. The Project site falls well outside the 65 dBA noise
contour of the Bermuda Dunes Airport. The Project will not expose people working or residing in
the Project area to excessive noise levels.
Mitigation Measures:
1. A six-foot high noise attenuation barrier, conforming to the recommended criteria of the
approved noise impact analysis dated 3/25/15 and prepared by Urban Crossroads, shall be
incorporated into the Project.
2. An interior noise analysis shall be submitted with building plans for individual buildings
are submitted, to assure that all residential units shall have interior noise levels of 45 dBA
CNEL, consistent with the recommended interior noise mitigation criteria of the of the
approved noise impact analysis dated 3/25/15, prepared by Urban Crossroads.
Monitoring:
A. The City’s Planning and Building Divisions shall assure that necessary mitigation
measures as identified are incorporated into the final building construction plans.
Responsible Party: Planning Division, Building Division
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XIV. POPULATION AND HOUSING
– Would the project:
a) Induce substantial unplanned
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)?
X
b) Displace substantial numbers of
existing people or housing, necessitating
the construction of replacement housing
elsewhere?
X
Sources: Project materials; State of California, Department of Finance, E-5 Population and Housing Estimates for
Cities, Counties and the State — January 1, 2020.
While the current Project proposes a 40-unit multi-family apartment as compared to 16 single-
family detached dwellings in the previous project, there are no substantial changes in the proposed
Project or new information of substantial importance since the 2016 MND that would result in any
new significant impacts or substantial increase in the severity or previously identified impacts
related to population and housing. As described below, the current Project would have less than
significant impacts on population and housing, and is largely consistent with the impacts analyzed
in the 2016 MND.
Setting
The Project site is located in the City of La Quinta, with a current population of approximately
40,660 persons, which is expected to grow to 47,700 in 2040.2 Currently, the City is composed of
a mix of single-family, multi-family, and mobile homes development, but the majority (87.8%) of
housing units are single-family homes.
Discussion
a) Less than Significant Impact. The proposed Project will result in the development of 40
apartment units with two or three bedrooms. Based on an average household size of 2.60 persons,
build out of the Project could result in an increased population of 104. However, the increase will
not represent substantial population growth in the area, and the proposed residential units would
accommodate the new population anticipated in growth forecasts. The Project site is located on
2 2016 -2040 RTPSCS Demographics and Growth Forecast by Southern California Association of Governments.
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existing streets, and utilities and public facilities are available in the immediate area. No new road
or utility infrastructure is required. Overall, less than significant impacts are anticipated.
b) No Impact. The subject property is vacant, and the proposed Project would not displace any
existing housing or require replacement housing elsewhere. No impact will occur.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XV. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities,
the construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities? X
Sources: La Quinta 2035 General Plan; Project materials; State of California, Department of Finance, E-5
Population and Housing Estimates for Cities, Counties and the State — January 1, 2020.
While the current Project proposes a 40-unit multi-family apartment as compared to 16 single-
family detached dwellings in the previous project, there are no substantial changes in the proposed
Project or new information of substantial importance since the 2016 MND that would result in any
new significant impacts or substantial increase in the severity or previously identified impacts
related to public services. As described below, the current Project would have less than significant
impacts on public services and is largely consistent with the impacts analyzed in the 2016 MND.
Setting
Fire Protection
The County of Riverside Fire Department (RCFD) provides fire protection to the City of La Quinta
on a contract basis. The City of La Quinta has fire stations at three locations. The nearest fire
station to the Project site is located at 44555 Adams Street, approximately 2 miles northwest of
the Project site.
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Police Protection
The City of La Quinta contracts for police services with the Riverside County Sheriff's Department.
The mayor, council members, and city manager set the level of service that they believe meets the
needs of the community and the Riverside County Sheriff's Department provides the personnel,
equipment, and resources to fulfill the city’s needs. There are two Police Department offices that
serve the City: Civic Center Community Policing Office located at 78-495 Calle Tampico,
approximately 3.75 miles southwest of the Project site, and La Quinta Sheriff’s Station located at
86-625 Airport Boulevard in Mecca.
Schools
There are two school districts providing public education to students in kindergarten through 12th
grade in La Quinta: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified
School District (CVUSD). The Project area is within the DSUSD boundary and served by the
Carrillo Ranch Elementary School, John Glenn Middle School, and La Quinta High School.
DSUSD receives funding from State funds and local property taxes. DSUSD is authorized to
collect school facilities fees as provided for in Government Code Section 53080 et. seq. and 65995
et seq. in the amount of $4.08 per square foot of residential development.
Parks
The City of La Quinta currently operates 11 city parks, the Civic Center Campus, and three nature
preserve areas. All city parks, with the exception of the Civic Center Campus, provide a
children’s playground facility. La Quinta Municipal Code Section 13.48 establishes criteria for
dedicating land, or payment of in lieu fees for construction of new parks or recreational facilities
or rehabilitation of existing facilities. All residential developments subdivisions containing five or
more parcels are required to pay a park development fee, dedicate land, or both. The City General
Plan sets a requirement for providing a minimum of 5 acres per 1,000 population.
Discussion
a) Less than Significant Impact.
The proposed Project will increase the demand for fire services in the City due to new permanent
residential uses leading to a slight population increase. Project development will be in accordance
with all City Municipal Code and RCFD Fire Protection Standards to assure adequate fire safety
and emergency response. The Project will be required to pay development impact fees toward fire
protection services at building permit issuance. Impacts will be less than significant.
The addition of 40 multi-family apartment units will marginally increase the need for police
services for 104 additional persons; overall impact to police services is expected to be less than
significant. The Project vicinity is currently patrolled and will continue to be patrolled after Project
development. The site will be accessible from Jefferson Street, and the Project will be required to
comply with all Police Department regulations and procedures. No construction of new or
expanded police services or facilities are required for the proposed Project.
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Based on DSUSD student generation rates, shown below, the Project has the potential to generate
approximately 40 kindergarten through twelfth grade students. The proposed Project will be
subject to the DSUSD developer fees in place at the time development occurs, which currently
stand at $4.08 per square foot of residential.3 Payment of the developer fee would mitigate
potential significant impacts to school resources to less than significant levels.
Table 7
Project Student Generation
School Type Generation Rate
(per residential unit)
Project’s Student
Generation
Elementary School 0.1543 17
Middle School 0.0867 10
High School 0.1203 13
Total: 40
Source: Desert Sands Unified School District - Fee Justification Study For New Residential
And Commercial/Industrial Development, February 27, 2020, Table VI District Wide Student
Generation Rate and Project materials.
The Project will result in an increase in permanent population and their guests, which have the
potential to increase the use of existing local or regional park and other public facilities. The
development proposes onsite recreational amenities and open spaces for the site that would help
offset the impact to the city’s existing park and other public facilities. The proposed Project will
participate in the City’s parkland in-lieu fee program to offset impacts associated with parks
generated by the 104 new residents. Overall, Project buildout is expected to marginally impact
local and/or regional park/other public facilities. No additional public facilities are required for the
proposed Project to accommodate residents. Increase in demand for the City’s existing park and
other public facilities will be less than significant.
Mitigation Measures: None required
Monitoring: None required
3 School Impact/Developer Fees, Desert Sands Unified School District, effective 5/16/20.
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XVI. RECREATION --
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?
X
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?
X
Sources: La Quinta 2035 General Plan; Project materials.
While the current Project proposes a 40-unit multi-family apartment as compared to 16 single-
family detached dwellings in the previous project, there are no substantial changes in the proposed
Project or new information of substantial importance since the 2016 MND that would result in any
new significant impacts or substantial increase in the severity of previously identified impacts
related to recreation resources. As described below, the currently proposed Project will have less
than significant impacts on recreation, consistent with the previously analyzed project.
Setting
There are approximately 5,259 acres of open space areas set aside for recreational facilities in the
City, including a variety of city owned and maintained parks and facilities, County owned parks,
Desert Recreation District facilities and public and private golf courses. In addition, there are
approximately 6,933 acres of natural open space areas within the City offering hiking trails,
equestrian trails, and other passive recreation opportunities.
The Desert Recreation District provides park facilities and recreation programs throughout the
Coachella Valley. The Desert Recreation District owns and operates the La Quinta Community
Park, and is proposing a Discovery Center near Lake Cahuilla.
Discussion
a, b) Less than Significant Impact. At buildout, the proposed Project will result in an estimated
population of 104 residents. The proposed Project will include onsite recreational amenities such
as a swimming pool, barbecue facilities, and open space common areas. Residents can be expected
to utilize onsite recreational amenities as well as local and regional recreational facilities. The
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addition of approximately 104 persons to the City population constitutes a minor incremental
increase in recreational demand, given the availability of public recreational opportunities. Less
than significant impacts are anticipated.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XVII. TRANSPORTATION -- Would
the project:
a) Conflict with a program, plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?
X
b) Conflict or be inconsistent with
CEQA Guidelines section 15064.3,
subdivision (b)?
X
c) Substantially increase hazards due to
a geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
X
d) Result in inadequate emergency
access? X
Sources: La Quinta 2035 General Plan; Jefferson Street Snellenberger Access Assessment, prepared by Urban
Crossroads, October 14, 2020; Jefferson Street Snellenberger Vehicle Miles Traveled (VMT) Analysis, prepared by
Urban Crossroads, October 6, 2020.
Compared to the 2016 project, the currently proposed site plan involves several changes to site
access and parking. The changes and how they will impact traffic and transportation are described
below. However, there is no new information of substantial importance since the 2016 MND that
would result in any new significant impacts or substantial increase in the severity of previously
identified impacts related to transportation or traffic. As described below, the currently proposed
Project will have less than significant impacts on traffic, consistent with the previously analyzed
project.
Setting
All roadways in the City are classified into various roadway types based on number of lanes and
other facilities, including bicycle lanes, sidewalks and parkways. The City’s acceptable Level of
Service (LOS) for both roadway segments and intersection operations is LOS D or better.
Currently, the Project site is vacant and undeveloped. Existing roadways in the vicinity of the
Project site include Jefferson Street, Westward Ho Drive, and Highway 111.
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Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December
2018, which require all lead agencies to adopt VMT as a replacement for automobile delay-based
level of service (LOS) as the new measure for identifying transportation impacts for land use
projects. This statewide mandate went into effect July 1, 2020. To aid in this transition, the
Governor’s Office of Planning and Research (OPR) released a Technical Advisory on Evaluating
Transportation Impacts in CEQA (December 2018). Based on OPR’s Technical Advisory, the City
of La Quinta has prepared their Vehicle Miles Traveled Analysis Policy. Based on consultation
with the City’s Traffic Engineer, and the approval of a scoping agreement, Urban Crossroads has
prepared a Project VMT analysis (Appendix B) based on the adopted City Guidelines.
Urban Crossroads also prepared an access assessment for the proposed Project (Appendix C). The
Project trip generation rate is based on Institute of Transportation Engineers, Trip Generation
Manual, 10th Edition, 2017. Land Use Code 220 (Multifamily Housing Low-Rise) was used for
the Project trip generation analysis.
Discussion
a) Less than Significant Impact. The proposed Project will result in the development of 40
multifamily apartment units. The Project is forecast to generate approximately 293 daily vehicle
trips, including 18 trips during the AM peak hour and 22 trips during the PM peak hour. The trip
reducing potential of modal split was not incorporated for conservative analysis. Note that there is
potential for multi-modal transportation in the Project area with existing bike routes and facilities,
so the Project trip volumes may be overestimated.
Table 8
Project Trip Generation Summary
Trip Generation Rates
Land Use ITE
Code
Unit AM Peak Hour PM Peak Hour Daily In Out Total In Out Total
Multifamily
Residential
220 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32
Trips Generated
Land Use Quantity Unit AM Peak Hour PM Peak Hour Daily In Out Total In Out Total
Multifamily
Residential
40 DU 4 14 18 14 8 22 293
Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition (2017).
DU = Dwelling Units
A right-in/right-out access to the Project is provided via Jefferson Street without median break at
the Project Driveway intersection. Jefferson Street is a north‐south oriented roadway located west
of the Project and classified as a 6‐lane divided major arterial in the City of La Quinta Circulation
Plan. Jefferson Street is constructed to its ultimate General Plan designation. Curb‐and‐gutter and
sidewalk improvements are in place, and site access curb cuts will be constructed to accommodate
the proposed driveway location. Maneuvers in and out of the site will be limited to right turns only,
and U‐turns are anticipated to occur at upstream (Westward Ho Drive) and downstream (Highway
111) intersections north and south of the Project.
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The access assessment estimated trip distribution patterns based on the geographical location of
the site, the location of surrounding uses, and the proximity to the regional freeway system. Based
on the Project trip generation and trip distribution pattern, peak hour turn volumes entering the
Project traffic intersection were determined to be less than 15 vehicles per hour per lane. Based on
the projected low peak hour turn volumes at the Project driveway, cross-street stop control at the
Project driveway location is appropriate.
Intersection and queueing analyses have been evaluated for Existing Plus Ambient Growth Plus
Project Plus Cumulative Projects (EAPC) conditions. Existing counts at the Project Driveway were
estimated based on the Existing (2020) peak hour counts at the nearby intersection of Jefferson
Street and Highway 111. To estimate for opening year future conditions, existing counts were
increased by 6% and cumulative data from known cumulative City of La Quinta and City of Indio
developments were added to the Jefferson Street volumes. The EAPC intersection operations
analysis results are summarized in Table 9, which indicates that the intersection of Jefferson Street
and the Project Driveway is anticipated to operate at an acceptable LOS (LOS “C”) during the
peak hours.
Table 9
Existing Plus Ambient Growth Plus Project Plus Cumulative Projects Intersection Delay
and Levels of Service
Intersection Traffic
Control1
AM Peak Hour PM Peak Hour
Delay2 LOS3 Delay LOS
Jefferson Street / Project Driveway CSS 18.7 C 21.8 C
1 CSS = Cross Street Stop
2 Per the Highway Capacity Manual 6th Edition (HCM6), intersections with cross street stop control, the
delay and level of service for the worst individual movement (or movements sharing a single lane) are
shown. Delay and level of service is calculated using Synchro 10.1 analysis software.
3 LOS = Level of Service
Table 10 shows the estimated cumulative future inbound and outbound right turn traffic queues at
the Project Driveway. The anticipated 95th percentile traffic queue at the Project Driveway is
nominal for the northbound right turn and at maximum 29 ft. for the westbound right turn, which
is not anticipated to block vehicles from entering or exiting the nearest parking isle.
Table 10
Existing Plus Ambient Growth Plus Project Plus Cumulative Projects Queueing Analysis
Intersection Turning
Movement Lane
EAPC
95th
Percentile
Queue
Length1
AM PM Peak Hour Volume AM PM
Jefferson Street /
Project Driveway
northbound 4 14 PM 14 NOM NOM
westbound 14 8 AM 14 29 27
NOM = Nominal, queue length undetectable
1 Queue length calculated using SimTraffic.
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In summary, results of the EAPC intersection and queueing analyses indicate that the intersection
of Jefferson Street at the Project Driveway is anticipated to operate at acceptable LOS (LOS “C”)
during the peak hours, and that no significant traffic queues will occur. Therefore, the proposed
access will not have a significant impact on traffic in the Project vicinity and there is no need for
a separate northbound right turn lane on Jefferson Street.
Alternative Transportation Planning
There are existing bicycle paths in the Project area: Class II Bicycle Path (on road bicycle lane)
on Jefferson Street between Westward Ho Drive and Highway 111, Class I Bicycle Path (exclusive
bicycle/pedestrian lane) on Highway 111 west of Jefferson Street, and Class III & II Bicycle Paths
on Westward Ho Drive west of Jefferson Street (General Plan Exhibit II-6). Residents will enjoy
access to the City’s growing bicycle network along surrounding major streets immediately from
the proposed Project.
SunLine Transit Agency provides bus transit services to the Coachella Valley, including the cities
of Indio and La Quinta. Currently, the proposed Project site and vicinity are not directly served by
SunLine on Jefferson Street. The nearest existing bus stop is on the northwest and southeast corners
of Jefferson Street at Highway 111, approximately 1/3 mile from the Project site. Future residents,
guests, visitors, and employees (construction, security, maintenance etc.) may access SunLine bus
service at this location, and given the relatively short distance to the Project site, will have access
to bus service within walking distance.
The proposed Project will not alter or interfere with the existing sidewalk and bike lane on
Jefferson Street along the westerly boundary. The proposed Project will not conflict with adopted
policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities. No project-related impact is anticipated.
b) No Impact. CEQA Guidelines section 15064.3 sets forth guidelines for implementing Senate
Bill 743 (SB 743). SB 743 requires amendments to the CEQA Guidelines (pre-2019) to provide
an alternative to LOS for evaluating transportation impacts. Particularly within areas served by
transit, those alternative criteria must “promote the reduction of greenhouse gas emissions, the
development of multimodal transportation networks, and a diversity of land uses.” (Public
Resources Code Section 21099(b)(1)) Measurements of transportation impacts may include
“vehicle miles traveled, vehicle miles traveled per capita, automobile trip generation rates, or
automobile trips generated.”
The City’s VMT Guidelines describe specific screening criteria that can be used to identify when
a proposed land use project is anticipated to result in a less than significant impact without
conducting a more detailed project level VMT analysis. A land use project need only meet one of
the screening thresholds to result in a less than significant impact:
Step 1: Project Type Screening
Step 2: Transit Priority Area (TPA) Screening
Step 3: Low VMT Area Screening
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The proposed Project is not, as required by the first screening step, a small commercial project and
would therefore not qualify for this screening criteria; nor is it located within ½ mile of a major
transit stop or in a Transit Priority Area, so it would not qualify for the second screening criteria.
However, the project is a “residential and office projects located within a low VMT-generating
area.” The analysis prepared for the proposed Project demonstrates that the Traffic Analysis Zone
(TAZ) in which the Project is located is identified as a low VMT-generating area in the Riverside
County Travel Demand Model (RivTAM), and has VMT below the City’s average VMT per
service population. Table 11 presents the calculation outputs for TAZ 4739, in which the Project
is located, and shows that the TAZ generates total VMT per service population of 15.76 for base
year conditions. As also shown in the Table, the City’s average VMT per service population is
30.78. Therefore, the VMT in the Project’s TAZ falls far below the City’s VMT, and the Project,
under the City’s VMT Guidance, can be determined to have less than significant impacts on
circulation. Therefore, the Project will not conflict or be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b).
Table 11
Total VMT per Service Population
TAZ 4739 City CVAG
VMT 88,332 1,799,092 21,386,904
Population 5,197 45,300 438,485
Employment 407 13,148 154,975
Service Population 5,604 58,448 593,460
VMT per Service Population 15.76 30.78 36.04
c, d) No Impact. The Project proposes access from Jefferson Street via a driveway with a
minimum width of 28.0 feet with standard City of La Quinta curb returns with a radius of 35.0
feet. As discussed in subsection (a) above, with the design of a right-turn only access to the Project
site to Jefferson Street, the conditions at the site access point are expected to operate safely without
significant delay.
Emergency access will be provided at three locations: an existing fire access gate on the southwest
corner facing the landscaped area with access to Jefferson Street, and two new fire access gates on
the northwest and northeast corners with access to Palm Circle Drive. Prior to construction, both
the Fire Department and Police Department will review the site plan to ensure safety measures are
addressed, including emergency access and geometric design. No incompatible uses are proposed.
Therefore, the proposed Project will not result in inadequate emergency access or increased traffic
hazards.
Mitigation Measures: None required
Monitoring: None required
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XVIII. TRIBAL CULTURAL
RESOURCES—
a) 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:
i) 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.i(k), or
X
ii) 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
5024.1. In applying the criteria set forth
in subdivision (c) of Public Resources
Code Section 5024.1, the agency shall
consider the significance of the resource
to a California Native American tribe.
X
Sources: La Quinta 2035 General Plan; Historical/Archaeological Resources Survey – Indian Springs Villas Project,
prepared by CRM Tech, December 2015; Cultural Resources Sensitivity Review, Indian Springs Villas Project,
prepared by CRM Tech, June 2015; Project materials; Email communication with Cabazon Band of Mission Indians,
dated 6/22/20; Email communication with Quechan Tribe of the Fort Yuma Reservation, dated 4/27/20; Agua Caliente
Band of Cahuilla Indians, letters dated 10/27/15, 2/3/16 & 7/15/20.
In the 2016 IS/MND, tribal resources were not analyzed since they were not included in Appendix
G of the CEQA Guidelines at the time. The subject property is located in an area traditionally
occupied by the Cahuilla people. The mitigation measures established in Section V., Cultural
Resources will be applied to ensure the protection of potential tribal resources. These mitigation
measures are consistent with the previous MND, and neither changed conditions or increased
impacts are expected as a result of the proposed Project. Consequently, impacts related to tribal
resources would not result in a new potentially significant environmental effect that was not
identified in the 2016 MND.
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Setting
As discussed in the Section V, Cultural Resources, Cahuilla Indians are known to have lived in the
Coachella Valley for thousands of years. They were Takic-speaking and lived in various groups in
the area. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with
one or more of the Indian reservations in and near the Coachella Valley, including the Cabazon,
Augustine, Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo.
Numerous cultural resources are found throughout the valley which are considered non-renewable
resources because they provide important information about the past.
Discussion
i, ii) Less than Significant with Mitigation. A Local Government Tribal Consultation List
Request was sent to the State Native American Heritage Commission (NAHC) in April 2020. The
City then initiated Tribal Consultation in conformance with AB 52 requirements and contacted the
twelve tribes recommended by NAHC in writing in April 2020.
As of September, three tribes have responded, including the Cabazon Band of Mission Indians,
who indicated no presence of Native American resources on the Project site; and the Quechan
Tribe of the Fort Yuma Reservation who had no comment on the Project. The Agua Caliente Band
of Cahuilla Indians (ACBCI) also responded, and requested consultation and copies of cultural
resource documentation. The ACBCI was provided the field survey report for the Project site
(CRM 2015) and the initial study for the previously proposed project on July 31, 2020. ACBCI
stated in their response that the letter does not conclude consultation, and that upon receipt of
requested materials the ACBCI THPO may have additional recommendations or require further
mitigation measures. Mitigation Measure CUL-1 includes a requirement for an ACBCI Tribal
Monitor to be present during earth moving activities in anticipation of ACBCI’s anticipated request.
Once the City receives further response from ACBCI or other tribes, any requests and input from
consultation will be included in conditions of approval and/or added to this Subsequent Initial
Study prior to completion of the environmental review process.
To protect potential tribal cultural resources, Mitigation Measure CUL-1 is included in Section V,
consistent with the findings of the cultural resource investigation, and potential concerns of the
tribes, to require monitoring of ground disturbing activities, which would reduce the impacts to
Tribal Resources to less than significant levels.
Mitigation Measures:
See Section V (Cultural Resources).
Monitoring:
See Section V (Cultural Resources).
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XIX. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
X
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
X
c) 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?
X
d) Generate solid waste in excess of State
or local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?
X
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
X
Source: La Quinta 2035 General Plan; Jefferson Street Apartments Site Development Permit No. 2020-0001
Hydrology January 30, 2020, and Project Specific Preliminary Water Quality Management Plan April 23, 2020, both
prepared by Watson Engineering.
While the current Project proposes a 40-unit multi-family apartment as compared to 16 single-
family detached dwellings in the previous project, there are no substantial changes in the proposed
Project or new information of substantial importance since the 2016 MND that would result in any
new significant impacts or substantial increase in the severity or previously identified impacts
related to utilities and service systems. As described below, the proposed Project would have less
than significant impacts to utilities and service systems, and is largely consistent with previous
analyses.
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Setting
Domestic Water
The Project site is located within the Coachella Valley Water District (CVWD) service area for
domestic water. The District’s primary water source is groundwater extracted through a system of
wells located throughout the City and region. In addition to groundwater, CVWD relies on
imported water brought to the region by regional canals, which is stored or recharged into the
aquifer at basins in the west end of the Valley (Whitewater River, northwest of Palm Springs); in
the southeastern section of the City (Dike 4); and in Martinez Canyon, south and east of the City.
CVWD also owns and operates the water distribution system, which is generally located under
existing streets in the public right‐of-way. The District also maintains water storage tanks
throughout its service area, including ten existing or planned tanks in the City and its Sphere, with
capacities ranging from 250,000 to 10 million gallons.
CVWD is responsible, under the California Water Code, for analyzing its current and future water
supply, and assuring that sufficient supply is available to serve land uses within the District,
through the preparation of an Urban Water Management Plan (UWMP). CVWD is required to
periodically update the Plan.
Wastewater
The Coachella Valley Water District also provides sewer service to the Project area and the City
of La Quinta. The Project site is located in an urban area served by CVWD with existing main
sewer lines. The Project will extend sewer lines from existing 18” sewer mains in Jefferson Street
throughout the Project site.
For all land in the City and Sphere located south of Miles Avenue including the Project area,
sewage is treated at the WRP-4 located in Thermal, which has a capacity of 9.9 million gallons per
day. The average flow to WRP-4 is approximately 5 to 5.5 million gallons per day (mgd).4 There
is currently excess capacity at WRP-4. WRP-4 does not include tertiary treatment facilities;
however, plans are underway to extend the tertiary-treated water delivery system to other areas in
the valley. CVWD also implements the requirements of the Regional Water Quality Control Board
pertaining to domestic water quality and wastewater discharge.
Stormwater Management
Several watersheds drain the adjoining elevated terrain of the San Jacinto and Santa Rosa
Mountains towards the valley floor. Regional stormwater flows within the Project area are
conveyed by the Coachella Valley Stormwater Channel. The Project area is designated Zone X on
FEMA’s Flood Insurance Rate Maps, which is defined as moderate and low risk areas, including
areas of 500-year flood, areas of 100-year flood with average depths of less than 1 foot or with
drainage areas less than 1 square mile, and areas protected by levees from 100-year flood.
4 Sanitary Sewer Overflow Response Plan (SSORP) For Collection Systems & Wastewater Treatment Plants,
Coachella Valley Water District Operations Department Sanitation Section, December 1, 2019.
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Solid Waste
Burrtec Waste and Recycling Services, LLC (Burrtec) provides solid waste disposal to the City
through a franchise agreement. Non-hazardous household, commercial and most nonhazardous
industrial solid waste collected is taken to the Edom Hill Transfer Station (EHTS) in Cathedral
City, or the Coachella Valley Transfer Station (CVTS), located north of the I-10 freeway, east of
Dillon Road. From either site, waste is generally transported to the Lamb Canyon regional landfill,
which is owned by the County of Riverside and had a remaining capacity of 19,242,950 cubic
yards as of 2015.
Discussion
a-c) Less than Significant Impact.
Water and Wastewater
The subject property falls within the jurisdiction of the Coachella Valley Water District (CVWD)
for domestic water and wastewater treatment services. The proposed Project will be connected to
the existing domestic water pipelines under Jefferson Street. CVWD’s Water Management Plan
2015 Update demonstrates that the District has available, or can supply in the future, sufficient
water to serve additional development in its service area. The water management plan includes a
combination of continued groundwater extraction, conservation programs, additional water
sources and source substitution, and groundwater recharge opportunities. The proposed Project is
consistent with the City’s 2035 General Plan and is therefore addressed in the UWMP. The 2015
UWMP demonstrates that CVWD has available, or can supply, sufficient water to serve the
proposed Project.
The proposed Project will require construction of on-site sewer infrastructure to connect to the
existing sewer mains located under Jefferson Street rights-of-way. Project-generated sewage will
be conveyed to and treated at WRP-4, with the average annual flow of 5 to 5.5 million gallons per
day (mgd), well below its capacity of 9.9 mgd. Therefore, the plant has sufficient capacity to serve
additional development, including the relatively small proposed Project. The Project wastewater
discharges will be typical of residential uses and would not exceed wastewater treatment
requirements of the CVWD or Regional Water Quality Control Board. Given the relatively small
scale of the Project, Project-related impacts to water and wastewater supplies and services will be
less than significant.
Stormwater Drainage
Compared to current conditions, the proposed Project represents an increase in impervious surfaces.
The proposed Project includes retention and conveyance facilities to manage storm flows, designed
to meet local stormwater retention requirements. The site will be graded to direct drainage as
surface flow around the buildings and parking areas toward the two proposed catch basins that are
designed to accept the BMP treatment volume. When that volume is exceeded, excess flow will
flow into Jefferson Street and discharge into the existing catch basin adjacent to the Project site
that discharges directly to the Channel. The Project Hydrology Report concluded that the existing
basin has the capacity to accept and discharge the drainage into the CVWD Channel. The Project
will not require the construction or expansion of stormwater management facilities.
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Electricity
The Project will provide local connections to the existing IID infrastructure in the Project area. IID
has existing facilities underground within Jefferson Street. The Project will not require the addition
or expansion of electric power facilities.
Natural Gas
The Project will provide local connections to the existing SoCalGas infrastructure in the Project
area. There is a 4-inch gas line located underground within the Jefferson Street rights-of-way. The
Project will not require the addition or expansion of natural gas facilities.
Telecommunications
The Project will provide local connections to the existing Frontier Communications and Spectrum
infrastructure in the Project area. The Project will not require to the addition or expansion of
telecommunication facilities.
d, e) Less than Significant Impact. As discussed above, Burrtec provides solid waste services to
the City of La Quinta. Solid waste generated by the city is either recycled, reused, or transformed
at a waste-to-energy facility5, or disposed of at county’s landfills, in general at Lamb Canyon
regional landfill, which has a remaining capacity of 19,242,950 cubic yards as of 2015.6 The
Project will generate 26.28 tons of solid waste per year as shown below.
Table 12
Estimated Solid Waste Disposal at the Project Buildout
Land Use CIWMB Disposal
Rates* Proposed
Solid Waste
Disposal (pounds
per day)
Solid Waste
Disposal (tons
per year)
Residential 3.6 pounds/unit /day 40 DU 144 26.28
TOTAL (with 50% diversion) 13.14
*Estimated Solid Waste Generation Rates by CalRecycle,
https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed September 2020.
At buildout, the proposed Project will contribute less than 0.002% of the County landfill’s
remaining capacity.7 Commingled recyclable materials (e.g., paper, plastic, glass, cardboard,
aluminum) will be transported to Burrtec’s material recovery facilities for recycling and reuse.
Burrtec is responsible for maintaining standards that assure that all waste is handled in a manner
that meets local, state and federal standards. These requirements will assure that impacts associated
with solid waste disposal remain less than significant.
Mitigation Measures: None required
Monitoring: None required
5 Riverside County Nondisposal Facility Element by Riverside County Department of Waste Resources (2015),
https://www.rcwaste.org/Portals/0/Files/Planning/CIWMP/NDFE.PDF, accessed September 2020.
6 CalRecycle SWIS Facility/Site Activity Details.
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368, accessed September 2020.
7 Assumes that 1 CY of residential solid waste is equivalent to 95 lbs. “Volume to Weight Conversion Factors,”
US EPA Office of Resource Conversion and Recovery. April 2016.
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XX. WILDFIRE. If located in or near
state responsibility areas or lands
classified as very high fire hazard
severity zones, would the project:
a) Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
X
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose project occupants to,
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
X
c) Require the installation or
maintenance of associated infrastructure
(such as roads, fuel breaks, emergency
water sources, power lines or other
utilities) that may exacerbate fire risk or
that may result in temporary or ongoing
impacts to the environment?
X
d) Expose people or structures to
significant risks, including downslope or
downstream flooding or landslides, as a
result of runoff, post-fire slope
instability, or drainage changes?
X
Sources: La Quinta 2035 General Plan Draft EIR; Fire and Resources Assessment Program (FRAP) maps,
California Department of Forestry and Fire Protection.
Wildfire hazards were analyzed under Section IX. Hazards and Hazardous Materials in the 2016
MND. The 2016 MND determined the previous project will not expose people or structures to a
significant risk associated with wildfire hazards. The proposed Project encompasses the same area
and location, and will have no wildfire-related impacts, as explained below.
Setting
Wildfire is a nonstructural fire that occurs in vegetative fuels, excluding prescribed fire. Wildfires
can occur in undeveloped areas and spread to urban areas where landscape and structures are not
designed and maintained to be ignition resistant. A wildland-urban interface (WUI) is an area
where urban development is located in proximity to open space or “wildland” areas. The potential
for wildland fires represents a hazard where development is adjacent to open space or within close
proximity to wildland fuels or designated fire severity zones. While the western portion of the City,
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such as the Cove, is located near the urban-wildland interface, the wilderness areas that surround
La Quinta are made up of Granitic rock and sparse desert vegetation and thus does not provide the
explosive fuels needed for wildfires. The project site is not located near this interface, and is in the
City’s urban core, well away from the surrounding mountains. Wildfire risk within the City is
considered less than significant.
The California Department of Forestry and Fire Protection (Cal Fire) has mapped areas of
significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP).
These maps place areas of the state into different Fire Hazard Severity Zones (FHSZ) based on a
hazard scoring system using subjective criteria for fuels, fire history, terrain influences, housing
density, and occurrence of severe fire weather where urban conflagration could result in
catastrophic losses. The subject property is designated as a local responsibility area, not located in
or near a state responsibility area or designated as a very high fire hazard severity zones (VHFHSZ).
Discussion
a) No Impact. The subject property and immediate Project vicinity encompass developed
residential/commercial areas and are approximately 4 miles from the nearest wildlands (Santa
Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located in
or near a state responsibility area or designated as a very high fire hazard severity zones.
Emergency access will be provided following the Riverside County Fire Department’s design
guidelines at three locations: an existing fire access gate on the southwest corner facing the
landscaped area with access to Jefferson Street, and two new fire access gates on the northwest
and northeast corners with access to Palm Circle Drive. The City has established emergency
evacuation routes for its neighborhoods, to assure that residents can leave their neighborhoods
safely. Development on the subject property would not substantially impair the City’s adopted
emergency evacuation and response plans8 as the Project is not proposing to amend these plans to
impede emergency evacuation. No impact is anticipated.
b, c) No Impact. As noted, the proposed Project is not located within a very high wildfire hazard
severity zone nor a wildland-urban interface (WUI). The Project is located in an urban environment,
and miles from an area of wildland fire potential. Urban roadways exist surrounding the Project,
and no new wildfire risk infrastructure will be required. No impact is anticipated.
d) No Impact. The Project site is located on the valley floor where there is no potential for flooding,
landslide, or post-fire slope instability. Therefore, the proposed Project would not expose people
or structures to significant risks such as downslope or downstream flooding or landslides, post-fire
slope instability, or drainage changes. No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
8 La Quinta General Plan Draft EIR (July 2012), Page III-100.
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Potentially
Significant
Impact
Less Than
Significant
w/
Mitigation
Less Than
Significant
Impact
No
Impact
XXI. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
substantially 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,
substantially 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?
X
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)?
X
c) Does the project have environmental
effects, which will cause substantial
adverse effects on human beings, either
directly or indirectly?
X
a) Less than Significant with Mitigation Impact. The Project site is located on Jefferson Street,
a major transportation arterial and surrounded by developed or previously disturbed lands. The site
is not located within a CVMSHCP-designated conservation area and does not contain any wildlife
corridors or biological linkage areas. The site may offer limited nesting sites for birds; therefore,
a preconstruction survey will be required to avoid impacts to nesting birds covered by the MBTA
during breeding season. In addition, the site is subject to payment of the Development Mitigation
Fee to mitigate potential impacts to covered species under the CVMSHCP.
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The proposed Project will not significantly reduce fish or wildlife habitat or otherwise adversely
impact a fish or wildlife species. Compliance with the MBTA will ensure impacts to sensitive
species are reduced to less than significant levels.
The proposed Project will have the same impacts on biological resources as the previous project,
insofar as the same development area will be disturbed, and the same mitigation measure for
protected nesting birds imposed as was required for the previous project.
No cultural resources are known to exist within or adjacent to the Project site. Since the Project
will require excavation, there is potential for unknown resources to be uncovered. Mitigation
measures provided in this document will ensure that impacts to cultural and/or tribal resources are
less than significant in the unlikely event that resources are discovered during Project development.
As is the case with biological resources, the proposed Project will have the same impacts on
cultural resources as the previously analyzed project, because it will disturb the same area. With
the implementation of the mitigation measure previously included in the original MND, the impact
on these resources will be less than significant, and consistent with the previous project.
Overall, there will be no significant environmental impacts which cannot be mitigated. Project-
related impacts, including cumulative impacts, are considered less than significant.
b) Less than Significant Impact. The Project will result in incremental environmental impacts
typically associated with residential development, such as increased emission of criteria pollutants
during demolition and grading, traffic generation, and increased demand for water and wastewater
services. A significant impact could occur if the proposed Project, in conjunction with related
projects, would result in impacts that would be less than significant when viewed separately, but
would be significant when viewed together. Here, however, the impacts of the proposed Project
are individually limited and not cumulatively considerable. The proposed Project is consistent with
the development envisioned for this area of the City in the City’s General Plan. The property will
take access from the existing roadway network and is already served by or has access to public
utilities and infrastructure. It will provide for stormwater management. All environmental impacts
that could occur as a result of the proposed Project would be less than significant with the
implementation of mitigation measures included herein, and when viewed in conjunction with
other closely related past, present or reasonably foreseeable future projects, would not be
significant. The impacts associated with the proposed Project, when compared to the impacts
analyzed in the previous MND, will be substantially the same as those previously analyzed, and
will not be cumulatively considerable, as described in this document.
c) Less than Significant Impact. The proposed Project will not have environmental effects which
will cause substantial adverse effects on human beings, either directly or indirectly, with the
implementation of the City’s Municipal Code, other standard requirements and requirements of
law, and the mitigation measures included in this document.