Eden Rock at PGA West Draft Subsequent EIR - Volume I (2007)EDEN ROCK at PGA WEST
Project
Draft Suhsequent EIR
volume I
SCH No. 2007061056
Prepared by:
0
IMPACT SCIENCES, INC.
234 East Colorado Boulevard, Suite 204
Pasadena, California 91101
R Prepared for:
(� City of La Quinta
C3Planning Department
tel' 78-495 Calle Tampico
La Quinta, California 92253-1504
Wallace H. Nesbitt, Principal Planner
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November 2007
Draft Subsequent Environmental Impact Deport
for the
Eden Rock at PGA West Project
State Clearinghouse No. 2007061056
Volume I
Prepared for:
City of La Quinta
Planning Department
78-495 Calle Tampico
La Quinta, California 92253-1504
Contact: Wallace H. Nesbit, Principal Planner
(760)777-7125
Prepared by:
Impact Sciences, Inc.
234 East Colorado Boulevard, Suite 205
Pasadena, California 91101
Contact: Ali H. Mir
(626) 564-1500
November 2007
TABLE OF CONTENTS (continued)
Appendices
1.0 — Notice of Preparation and Responses
Notice of Preparation
Written Responses to the Notice of Preparation
4.0 — Visual Simulations by RM Design Studios
5.0 — Air Quality
URBEMIS2007 Unmitigated Construction Emissions
Localized Significance Threshold Analysis
URBEMIS2007 Operational Emissions
CO Hotspots
URBEMIS2007 Mitigated Construction Emissions
URBEMIS2007 Operational Emissions — Alternative 2
URBEMIS2007 Operational Emissions — Alternative 3
URBEMIS2007 Operational Emissions — Alternative 4
6.0 — Cultural Resources
Paleontological Resources Assessment Report
Historical/Archaeological Resources Survey Report
8.0 Drainage Study by MDS Consulting
9.0 Noise Calculations
Construction Equipment Noise
Eden Rock Traffic Counts
Eden Rock On -Site CNEL Contours
Eden Rock On -Site CNEL Contours — Alternatives 2 through 4
11.0 — Traffic Impact Study by RK Engineering
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LIST OF FIGURES
Figure f'aee
3.0-1 Regional Vicinity Map.......................................................................................................................... 3.0-3
3.0-2 Project Site and Local Vicinity Aerial Photograph............................................................................ 3.0-4
3.0-3 Illustrative Proposed Site Plan................................................................,........................................... 3.0-9
3.0-4 Proposed Site Plan ............................... ............................................................................................... ..3.0-10
3.0-5 Entry Gate House Site Plan.................................................................................................................3.0-11
3.0-6 Entry Gate House Elevation................................................................................................................3.0-12
3.0-7 Garden House Site Plan.......................................................................................................................3.0-13
3.0-8 Garden House Elevation.....................................................................................................................3.0-14
3.0-9 Courtyard Home Site Plan..................................................................................................................3.0-15
3.0-10 Courtyard Home Elevation............................................................. ............... ......................... ....... ......3.0-16
3.0-11 Manor Home Plan ......... ................................... .................................................................................... 3.0-17
3.0-12 Manor Home Elevation.......................................................................................................................3.0-18
3.0-13 Village Home Plan................................................................................................................................3.0-21
3.0-14 Village Home Elevation.......................................................................................................................3.0-22
4.0-1 Existing View from Northwest of the Project Site............................................................................ 4.0-3
4.0-2 Existing View from Southwest of the Project Site............................................................................. 4.0-6
4.0-3 Existing View from Southeast of the Project Site.............................................................................. 4.0-7
4.0-4 Existing View from Northeast of the Project Site.......................................................................... 4.0-8
4.0-5 View Orientation Diagram................................................................................................................4.0-11
4.0-6 Location 1, View from PGA Blvd. 200 feet north of the PGA West Clubhouse entrance
looking southeast towards proposed clock tower ........................... ................................................ 4.0-12
4.0-7 Location 2, View from PGA Blvd. 150 feet north of the PGA West Clubhouse entrance
looking east-southeast towards proposed Courtyard and Manor Homes ............................... .... 4.0-13
4.0-8 Location 3, View from Courtyard Horne looking west towards PGA Blvd.................................4.0-16
4.0-9 Location 4, View from PGA West Clubhouse parking lot entry drive, looking east
towards proposed Courtyard and Manor Homes...........................................................................4.0-17
4.0-10 Location 5, View from PGA West Clubhouse parking lot exit looking east-southeast
towards proposed Courtyard and Village Homes .............. ............................................................ 4.0-18
4.0-11 Location 6, View from PGA Blvd. 650 feet northwest or the Jack Nicklaus Entry Gate
looking east-southeast towards proposed Courtyard Homes ................................................. ...... 4.0-19
4.0-12 Location 7, View from PGA Blvd. at Jack Nicklaus Entry Gate looking north-northeast
towards proposed Courtyard Homes, Village Homes and clock tower.......................................4.0-20
4.0-13 Location 8, View from PGA Blvd. 200 feet west of Jack Nicklaus Blvd, looking northeast
towards proposed Courtyard Homes................................................................................................4.0-21
4.0-14 Location 9, View from PGA Blvd, at Spanish Bay Road looking northwest towards
proposed Courtyard Homes and clock tower..................................................................................4.0-24
4.0-15 Location 10, View from Stadium Clubhouse Parking Lot looking northwest towards
proposedManor Homes......................................................................................................................4.0-25
4.0-16 Location 11, View from Oakmont Street overlooking Stadium Golf Course looking
southwest towards proposed Manor Homes...................................................................................4.0-26
4.0-17 Location 12, View from Pete Dye Drive overlooking Stadium Golf Course looking south-
southeast towards proposed Manor Homes.....................................................................................4.0-27
8.0-1 Existing Land Use Designations.......................................................................................................... 8.0-3
8.0-2 Existing Zoning Designations.............................................................................................................. 8.0-4
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LIST OF FIGURES (continued)
.Figure
9.0-1
-IL
11
Common Noise Levels............................................................................................................I............. 9.0-3
9.0-2
Noise Attenuation by Barriers.............................................................................................................
9.0-4
9.0-3
Typical Levels of Ground -Bourne Vibration.....................................................................................
9.0-7
9.0-4
Noise Levels of Typical Construction Equipment ...................... ....... ..............................................
9.0-16
11.0-1
Study Area Intersections.....................................................................................................................11.0-3
11.0-2
Existing Lane Geometry and Traffic Controls..............................................................................11.0-4
11.0-3
Existing Peak Hours and Daily Traffic Volumes .............. ..................................... ..........................
11.0-9
11.0-4
Project Trip Distribution....................................................................................................................11.0-14
11.0-5
Project Traffic Volumes —Peak Hours and Daily...........................................................................11.0-15
11.0-6
Existing With Project Traffic Volumes — Peak Hours and Daily..................................................11.0-16
11.0-7
Post 2020 General Plan Without Project Traffic Volumes — Peak Hours and Daily..................11.0-27
11.0-8
Post 2020 General Plan With Project Traffic Volumes — Peak Hours and Daily ........................11.0-28
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LIST OF TABLES
1.0-1 Summary Table of Project Impacts and Mitigation Measures.......................................................... 1.0-
5.0-1 Ambient Air Quality Standards.......................................................................................................... 5.0-3
5.0-2 Ambient Pollutant Concentrations Registered near the Project Site .............................................. 5.0-6
5.0-3 Six Top GHG Producer Countries and the European Community ............................................... 5.0-11
5.0-4 GHG Sources in California .............................. .,........................... ...................................................... 5.0-12
5.0-5 Comparison of Global Pre -Industrial and Current GHG Concentrations....................................5.0-14
5.0-6 National Ambient Air Quality Standards and Status
9.0-2 Land Use Compatibility for Community Noise Environments...................................................... 9.0-8
9.0-3 Municipal Code Exterior Noise Standards........................................................................................ 9.0-9
9.0-4 La Quinta Municipal Code Construction Hours............................................................................... 9.0-9
9.0-5 Existing Noise Contours in the Proposed Project Area ........................................... ........................ 9.0-11
9.0-6 Existing On -Site Noise Contours........................................................................................................9.0-12
9.0-7 Vibration Source Levels for Construction Equipment....................................................................9.0-18
9.0-8
Salton Sea Air Basin (Riverside County) ................................................ ......................5.0-17
5.0-7
California Ambient Air Quality Standards and Status
9.0-22
11.0-1
Salton Sea Air Basin (Riverside County)..........................................................................................5.0-19
11.0-2
5.0-8
Localized Significance Criteria for SRA 30.......................................................................................5.0-30
5.0-9
Unmitigated Project Construction Emissions - Eden Rock at PGA West....................................5.0-34
5.0-10
Modeling Results -Maximum Impacts at Residential Receptors.................................................5.0-35
5.0-11
Unmitigated Project Operational Emissions - Eden Rock at PGA West......................................5.0-37
Proposed Project Trip Generation Rates .............. ............................................................. ..,........ ...11.0-12
5.0-12
Predicted Future Local Carbon Monoxide Concentrations - With Project..................................5.0-40
Proposed Project Trip Generation....................................................................................................11.0-12
5.0-13
Comparison of ADT to Population Growth - Eden Rock at PGA West ............. ..........................
5.0-43
5.0-14
Project Features and Mitigation Measures to Achieve Climate Action Team Strategies ...........5.0-45
Municipal Code Parking Requirements.,....... . ... I ......................... ,11.0-21
5.0-15
Mitigated Project Construction Emissions - Eden Rock at PGA West.........................................5.0-48
Project Parking Provided...................................................................................................................11.0-22
9.0-1
Outside to Inside Noise Attenuation.................................................................................................. 9.0-2
9.0-2 Land Use Compatibility for Community Noise Environments...................................................... 9.0-8
9.0-3 Municipal Code Exterior Noise Standards........................................................................................ 9.0-9
9.0-4 La Quinta Municipal Code Construction Hours............................................................................... 9.0-9
9.0-5 Existing Noise Contours in the Proposed Project Area ........................................... ........................ 9.0-11
9.0-6 Existing On -Site Noise Contours........................................................................................................9.0-12
9.0-7 Vibration Source Levels for Construction Equipment....................................................................9.0-18
9.0-8
2020 With and Without Proposed Project Noise Levels..................................................................9.0-20
9.0-9
2020 With Proposed Project On -Site Noise Contours ................................................. ........... ..........
9.0-22
11.0-1
Level of Service (LOS) Definitions for Uninterrupted Traffic Flow ............................... ...............
11.0-2
11.0-2
Level of Service (LOS) Definitions for Signalized and Unsignalized Intersections ....................11.0-5
11.0-3
Level of Service (LOS) Existing (2007) Traffic Conditions..............................................................11.0-7
11.0-4
Thresholds for Changes in LOS at Intersections ................................. ...........................................
11.0-11
11.0-5
Proposed Project Trip Generation Rates .............. ............................................................. ..,........ ...11.0-12
11.0-6
Proposed Project Trip Generation....................................................................................................11.0-12
11.0-7
Level of Service (LOS) Existing (2007) Without and With Project Traffic Conditions ..............11.0-17
11.0-8
Municipal Code Parking Requirements.,....... . ... I ......................... ,11.0-21
11.0-9
Project Parking Provided...................................................................................................................11.0-22
11.0-10
Project's Fair Share Traffic Signal Contribution Project Percentage of Post 2020
TrafficGrowth....................................................................................................................................11.0-24
11.0-11 Level of Service (LOS) Post (2020) General Plan Without and With Project
TrafficConditions .............................. ................................................................................................. 11.0-25
11.0-12 Project's Fair Share Intersection Contribution Project Percentage of Post 2020
TrafficGrowth....................................................................................................................................11.0-30
10.3-1 Student Generation- Eden Rock.........................................................................................,..............10.3-3
12.1-1 Water Demand - Eden Rock............................................................. .................................................. 12.1-4
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LIST OF TABLES (continued)
Table Page
12.2-1 Wastewater Generation - Eden Rock................................................................................................12.2-2
12.3-1 Solid Waste Generation- Eden Rock................................................................................................12.3-4
12.4-1 Electricity Demand - Eden Rock........................................................................................................12.4-4
12.51-4 Natural Gas Demand - Eden Rock ................................................... ....................................... .......... 12.5-3
12.5-2 Southern California Gas Company Annual Gas Supply and Requirements. ......... .................... 12-1-3
13.0-1 SCAG Demographic Predictions........................................................................................................13.0-7
14.01 Unmitigated Project Operational Emissions - Alternative 2 .... ................. ..................................... 14.0-9
14.02 2020 With Proposed Project and Alternative 2 Noise Levels .......................................................14.0-10
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1.0 EXECUTIVE SUMMARY
1.1 PURPOSE
It is the intent of the Executive Summary to provide the reader with a clear and simple description of the proposed
project and its potential environmental impacts. Section 15123 of the California Environmental Quality Act
(CEQA) Guidelines requires that the summary identify each significant effect, recommended mitigation
measure(s), and alternatives that would minimize or avoid potential significant impacts (Table 1.0-1, Summary
Table of Project Impacts and Mitigation Measures). The summary is also required to identify areas of
controversy known to the lead agency, including issues raised by agencies and the public and issues to be resolved,
including the choice among alternatives and whether or how to mitigate significant effects. This section focuses on
the major areas of the proposed project that are important to decision makers and utilizes non-technical language to
promote understanding.
1.2 DOCUMENT ORGANIZATION
This Draft EIR is organized into the following eight sections.
I. Summary presents an overview of the significant effects of the project, proposed mitigation, and
alternatives.
II. Project Description presents a description of the proposed project, including the objectives, location,
and characteristics of the project.
III. General Description of Environmental Setting includes a general overview of the existing
environmental characteristics of the area to help orient the reader.
IV. Environmental Impact Analysis contains analysis of each of the environmental topics addressed in
this Subsequent EIR. Each topic is addressed in separate subsections. The environmental topics
addressed in this Subsequent EIR include the following:
• Aesthetics;
• Air Quality;
• Cultural Resources;
• Hydrology and Water Quality;
• Land Use and Planning;
1.
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• Noise;
• Public Services;
• Transportation, Traffic, Parking and
Circulation; and
• Public Utilities.
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1.0 Executive Summary
V. Growth Inducement provides discussion of the ways in which the project could foster economic or
population growth.
VI. Project Alternatives provides analysis of alternatives to the project. As required by the CEQA
Guidelines, a discussion of the reasons for selection of the alternatives analyzed is provided with a
comparative analysis of each alternative with the project.
VII. Effects Found Not to be Significant provides an overview of the issues determined not to be
significant through the Initial Study process.
VIII. Organizations and Persons Contacted, References lists all documents and persons contacted that
were used as a basis of information for the Draft EIR and provides a list of all persons and organizations
contributing to the preparation of the Draft EIR.
Appendices to this Draft EIR include the Notice of Preparation (NOP), Revised NOP, comments received
on the NOP and Revised NOP and various supporting technical studies and data summarized in this
Draft EIR.
1.3 SITE LOCATION AND DESCRIPTION
The PGA West Golf Course Community is accessible from Interstate 10 by way of Jefferson Street, which
becomes PGA Boulevard at the northerly entry to the community, south of Avenue 54. Madison Street
defines a portion of the easterly property boundary; the southern boundary is defined by Avenue 58, and
the westerly by the Santa Rosa Mountains.
The Project Site, consists of approximately 42 acres located at the northwest corner of PGA Boulevard and
Spanish Bay, the center of the existing PGA West Community. The Project Site is currently undeveloped,
vacant, but has previously been disturbed by grading activity and the establishment of temporary uses.
The current Assessor Parcel Number (APN) for this site is: 775-220-021.
1.4 PROJECT DESCRIPTION
The proposed Eden Rock at PGA West project includes a mix of several types of multi -family residential
units and a clubhouse with recreational amenities for the residents. A total of 292 residential units are
proposed in three multi -family types of residential units. On the north side of the Project Site, 81 manor
homes are planned. These 81 units would be housed in 27 buildings designed to appear as single manor -
style homes, with each building including 2 attached townhouses and 1 penthouse unit. On the west and
south side of the Project Site, 83 courtyard homes are planned. These courtyard homes would be located
in two-story duplex buildings, with each court consisting of four units; there is one stand-alone unit in
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1.0 Executive Summary
the southwest portion of the site. Finally, 128 village condominium homes are planned in the interior of
the site. These 128 village condominium units would be located in 8 buildings, with 16 units in each
building.
A 7,122 -square -foot clubhouse/recreation center with a 32 -foot by 70 -foot pool is proposed in the center of
the site. The clubhouse would include a clock tower feature with a height of 43.5 feet. This facility would
serve the residents of the project.
Construction would begin the last quarter of 2008 and would be completed by the end of 2011.
1.5 PROJECT OBJECTIVES
The proposed Project has been designed to meet goals defined in the City of La Quinta's General Plan.
These goals include:
• Land use compatibility throughout the City, its sphere of influence, Planning Area No. 1 and
Planning Area No. 2;
• High quality development which promotes the City's image as "The Gem of the Desert";
• Protection of the natural environment;
• The maintenance and protection of residential neighborhoods to assure that future housing needs are
met;
• A broad range of housing types and choices for all residents of the City;
• A balanced and varied economic base which provides a broad range of goods and services to the
City's residents and region; and
• The preservation of open space and recreational resources as a means of preserving and enhancing
the quality of life and economic base of the City.
In addition, the following objectives have been established by the Project Applicant:
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley.
• Incorporate old world architecture and other design features that will complement the existing club
facilities and residences within the PGA West community.
• Develop a gated, self-contained community within PGA West that will offer residents access to first
class recreational facilities and amenities.
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1.0 Executive Summary
1.6 CITY ACTIONS REQUIRED
A series of approvals from the City of La Quinta would be necessary for implementation of the project.
Discretionary approvals may include, but are not limited to the following:
• Certification of a Subsequent Environmental Impact Report as well as adoption of a Mitigation
Monitoring and Reporting Program;
• General Plan Amendment 2006-107, a request to amend the La Quinta General Plan Land Use
Element from Tourist Commercial (TC) to Resort Mixed Use (RMU) on the 42 -acre Project Site;
• Zone Change 2006-107, a request to amend the La Quinta Official Zoning Map, from Tourist
Commercial (CT) to Tourist Commercial/Residential Specific Plan (CT/RSP), on the 42 -acre Project
Site;
+ Specific Plan 83-002, Amendment #6, Amending the PGA West Specific Plan to implement
development principles and guidelines for a 292 -unit residential condominium project with a
clubhouse building, common pools, and lighted tennis courts, on the 42 -acre Project Site;
• Tentative Tract Map 32266, A Division of 42 acres into 97 residential lots, a 1.35 -acre community
center lot, and other common area lots;
• Site Development Permit 2006-852, for Site Plan and Building Design Approval of 292 one, two, and
three-story condominium units on 42 acres, a 7,122 -square -foot recreation building with a 32 -foot by
70 -foot common pool and a 43.5 -foot -high clock tower feature, and private entry gatehouse; and
• Development Agreement 2006-011, consideration of an agreement to implement a funding
mechanism ensuring payment to the City of La Quinta of certain fees to financially offset the
conversation of the original hotel/resort site to residential, for the anticipate potential for lost
revenue(s) associated with development of the Eden Rock Project.
1.7 TOPICS OF KNOWN CONCERN
City of La Quinta Planning staff circulated an NOP between June 11, 2006, and July 12, 2006, in order to
receive input from interested public agencies and private parties. A copy of the NOP is provided in
Appendix 1.0 of this EIR. Copies of all written responses to the NOP are also presented in Appendix 1.0.
Based on the NOP and comments received at the scoping hearing, this EIR addresses the following topics:
• Aesthetics
• Air Quality
• Public Services/Parks and Recreation
• Land Use and Planning
• Hydrology and Water Quality
• Noise
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• Cultural Resources
• Public Utilities
• Transportation, Traffic, Parking, and
Circulation
• Cumulative Impacts
• Recreational Impacts
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1.0 Executive Summary
1.8 ALTERNATIVES
1.9 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION
MEASURES
The environmental impacts of the project and mitigation measures proposed to lessen those impacts are
summarized in Table ES -1, Summary Table of Project Impacts and Mitigation Measures, below.
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Table 1.0-1
Summary Table of Project Impacts and Mitigation Measures
Significance
Project Impacts Mitigation Measures After Mitigation
AESTHETICS
Views
The Project would not substantially alter existing views due to
None required.
Less Than
the relative flat topography within PGA West and the distance
Significant
between the Project Site and the viewpoints. The massing and
building heights of the proposed structures allow views above
and around the Project Site such that views of the Santa Rosa
Mountains and golf course landscapes are not significantly
degraded. This is partially accomplished by the clustering of
the taller structures, including the Village Homes and the
clock tower feature, on the interior of the site. Although the
Project would obstruct views of the distant Little San
Bernardino Mountains from several vantage points, these
mountains are located across the Coachella Valley and are not
visually prominent from the Project Area. Significant views of
the Santa Rosa Mountains, on the other hand, would be
preserved. Therefore, the obstruction of views of the Little
San Bernardino Mountains is not considered a significant
impact. Therefore, the Project would not have a significant
impact on views and scenic resources.
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1.0 Executive Summary
Significance
Project Impacts Mitigation Measures After Mitigation
AESTHETICS (continued)
Visual Character
The Project would introduce development onto the Project Site
None required.
Less Than
that is consistent in design and use with the PGA West
Significant
Specific Plan Area. The overall Project density of
approximately 7 units per acre is compatible with existing
densities within PGA West. Additionally, the proposed
Project would preserve the golf course path around the site.
The proposed Project would replace currently vacant and
partially graded land that includes dirt stockpiles and
remnants from construction staging and demolition,
improving the aesthetic appearance of site under existing
conditions. The Project has been designed to be consistent
with the visual character of PGA West, including landscaped
perimeter setbacks for privacy and exclusivity for the
community. Impacts would be less than significant.
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Significance
Project Impacts
Mitigation Measures
After Mitigation
AESTHETICS (continued)
Light and Glare
The light and glare generated by the Project would be typical
None required.
Less than
of residential neighborhoods such as those adjacent to the
Significant
Project Site. Additionally, the site would be fully surrounded
by an approximately 6 -foot -tall solid masonry wall which
would decrease the visibility of light and glare generated by
the Project and block headlights from vehicles traveling within
the Project Site. Furthermore, the Project Site is surrounded by
existing developed residential and golf course uses, and the
uses proposed by the Project would be subject to the lighting
standards contained in the PGA West Specific Plan, as
amended, and the City's Lighting "Dark Sky' Ordinance,
which prohibits the spillage of lighting off a Project Site and
keeps the general level of light in the City at a minimum.
Therefore, potential impacts due to light and glare would be
less than significant.
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Significance
Project Impacts Mitigation Measures
After Mitigation
AIR QUALITY
Short -Term Construction Impacts
Air pollutant emissions generated during the grading phase of
5.0-1 The Developer shall prepare a Construction Traffic Emission
Less Than
the proposed Project construction are expected to exceed the
Management Plan to minimize emissions from vehicles
Significant
South Coast Air Quality Management District (SCAQMD)
including, but not limited to, scheduling truck deliveries to
thresholds for emissions of PMio, even with compliance with
avoid peak hour traffic conditions, consolidating truck
SCAQMD Rule 403 — Fugitive Dust. This is a potentially
deliveries, and prohibiting truck idling in excess of five
significant impact.
minutes.
5.0-2 The Contractor shall ensure that the use of all construction
equipment is suspended during first -stage smog alerts.
5.0-3 The Contractor shall install wind monitoring equipment on site,
to the extent feasible, and suspend grading activities when
wind speeds exceed 25 miles per hour (mph) per SCAQMD
guidelines.
5.0-4 The Contractor shall maintain construction equipment by
conducting regular tune-ups according to the manufacturers'
recommendations.
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Significance
Project Impacts
Mitigation Measures
After Mitigation
AIR QUALITY (continued)
Short -Term Construction Impacts (continued)
5.0-5 The Contractor shall recommend the use of electric welders to
avoid emissions from gas or diesel welders to the extent
feasible.
5.0-6 The Contractor shall recommend the use of on-site electricity or
alternative fuels rather than diesel -powered or gasoline -
powered generators to the extent feasible.
5.0-7 The Contractor shall ensure that traffic speeds on all unpaved
Project Site areas are reduced to 15 mph or less.
5.0-8 The Contractor shall ensure that all unpaved roads and
disturbed areas within the Project Site are watered at least three
times daily during dry weather.
5.0-9 The Contractor shall limit the maximum speed on all unpaved
roads to 15 mph.
5.0-10 The Contractor shall plant vegetative ground cover in disturbed
areas as soon as possible.
5.0-11 The Contractor shall comply with the La Quinta Municipal
Code, Chapter 6.16 (Fugitive Dust Control), including the
preparation of a fugitive dust control plan pursuant to the
provisions of the Coachella Valley Fugitive Dust Control
Handbook.
5.0-12 Require compliance with Chapter 6.16 (Fugitive Dust) of the
La Quints Municipal Code, including preparation of PM control
plan.
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Significance
Project Impacts Mitigation Measures After Mitigation
AIR QUALITY (continued)
Short -Term Construction Impacts (continued)
Localized Significance Thresholds (LST) — Construction
The LST analysis shows that maximum 24-hour PMio and
See Mitigation Measures 5.0-1 through 5.0-12.
Significant and
PM2s (particulate matter less than 10 and 2.5 microns in
Unavoidable
diameter, respectively) concentrations are anticipated to
exceed the threshold of significance established by SCAQMD
at the maximally impacted residential receptors. The impacts
suggest that PMio emissions could exceed the limitations in
SCAQMD Rule 403. Impacts would be significant.
Criteria Pollutants — Operations
Summertime and wintertime operational emissions for the
None required.
Less Than
proposed project would not exceed SCAQMD established
Significant
thresholds for volatile organic compounds (VOC), oxides of
nitrogen (NOx), carbon monoxide (CO), sulfur oxides (SOx),
PMio, or PM2s. Operational air quality impacts would be less
than significant.
Localized Carbon Monoxide Emissions — Operations
The CO hotspots analysis demonstrated that the project's CO
None required.
Less Than
emissions would not exceed state or federal 1 -hour or 8 -hour
Significant
standards at study area intersections. As such, project
operations would not interfere with the attainment of the
federal or state ambient air quality standard and impacts
would be less than significant.
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1.0 Executive Summary
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Significance
Project Impacts Mitigation Measures
After Mitigation
AIR QUALITY (continued)
Consistency with SCAG AQMP Population Projections
Project implementation would create 292 new residential
None required.
Less Than
units, thereby resulting in a population increase of
Significant
approximately 832 individuals. The project would not result
in population increases in excess of Southern California
Association of Governments (SCAG) Air Quality Management
Plan (AQMP) projections. Impacts would be less than
significant.
Odors
The proposed residential and recreational uses on the site
None required.
Less Than
would not generate objectionable odors. Operation of the
Significant
proposed project would involve the disposal of refuse, which
would be disposed into appropriate trash collection containers
as required by the City of La Quinta. Therefore, no significant
impacts from such odors are anticipated.
Hazardous Materials
The project will not have hazardous materials on the site and
None required.
Less Than
would not be a source of toxic air contaminants regulated by
Significant
the SCAQMD, state, or federal government. Therefore, no
significant impacts are anticipated with respect to toxic air
contaminants.
Impact Sciences, Inc. 1.0-12 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
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1.0 Executive Summary
Project Impacts
Mitigation Measures
Significance
After Mitigation
CULTURAL RESOURCES
The Project would construct a 292 -unit residential
7.0-1 The site shall be monitored during on- and off-site trenching and
Less Than
development on currently vacant land, in which no historical
rough grading by qualified archaeological/historical monitors.
Significant
resources were found on the Project Site or within the
Proof of retention of monitors shall be given to the City prior to
immediate vicinity of the site. Historical and archeological
issuance of the first earth -moving or clearing permit. The
sites have been identified within a one mile radius of the
monitor shall be empowered to temporarily halt or divert
Project Site. The unearthing of any buried historical material
equipment to allow for notification to and analysis by the City's
could result in a significant impact.
Planning Director. If prehistoric or historic resources are
discovered during monitoring or the subsequent construction
phase, the Community Development Department shall be
notified immediately.
7.0-2 Collected archaeological/historical resources shall be properly
packaged for long term curation, in polyethylene self -seal bags,
vials, or film cans as appropriate, all within acid -free, standard
size, comprehensively labeled archive boxes and delivered to the
City prior to issuance of first Certificate of Occupancy for the
property. Materials shall be accompanied by descriptive
catalogue, field notes and records, primary research data, and the
original graphics.
7.0-3 The final report on the monitoring shall be submitted to the
Planning Department prior to the issuance of the first Certificate
of Occupancy for the Project.
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Project Impacts
CULTURAL RESOURCES (continued)
Tribal organizations were consulted with regard to potential
historic Native American sites. Of the nine Native American
tribes notified of the Project proposal, only the Ramona Band
requested specific measures above those recommended by the
Historic Preservation Commission (HPC). Implementation of
all mitigation measures, including the measure requested by
the Ramona Band, would reduce impacts associated with
Native American resources to a less than significant level.
Record searches found several paleontological localities
previously reported near the Project area, but outside a 1 -mile
radius. Some of these known localities have produced fossils
from sediment lithologies similar to those known to occur at
the Project Site. The Project area is located within the historic
boundary of ancient Lake Cahuilla and the soils on and
around the site are of the Holocene age. Based on these
discoveries, the San Bernardino County Museum considers the
Project vicinity to be an area of high paleontologic sensitivity
and declares any ground -disturbing operations in the vicinity
to have a high potential to impact significant nonrenewable
fossil resources. In addition, the results of the literature
review indicate that the Project Site is determined to have a
low to moderate probability for containing Holocene -age
vertebrate fossil remains and a moderate to high potential for
significant nonrenewable Holocene invertebrate remains.
1.0 Executive Summary
Mitigation Measures
7.0-4 A Ramona Band tribal monitor shall be included within the
monitoring crew and a meeting to discuss the disposition of any
and all archaeological resources discovered and/or collected
during monitoring or construction of the Project. The
developer/property owner shall enter into a pre -excavation
agreement with the Ramona Band of Cahuilla Indians and the
City of La Quinta, which addresses inadvertent discoveries of
cultural resources and the disposition of cultural resources
found during the development of the Project.
7.0-5 Any earth moving activity in Holocene -age lakebed required for
the proposed Project shall be monitored by a qualified
paleontologist. The paleontologist shall be empowered to
redirect or halt earth moving activities if required to identify
and remove resources. The monitor shall also be equipped to
quickly remove resources if found. The monitor shall submit,
within 30 days of completion of earth moving activities, a report
of findings to the Planning Department for its review and
approval.
Significance
After Mitigation
Less Than
Significant
Less Than
Significant
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1.0 Executive Summary
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Significance
Project Impacts
Mitigation Measures
After Mitigation
CULTURAL RESOURCES (continued)
No archaeological resources or human remains are known to
7.0-6 Recovered specimens shall be prepared to the point of
less Than
have been discovered on the Project Site during previous
identification and permanent preservation, including washing
Significant
disturbances. However, excavation activities have the
of sediments to recover small invertebrates and vertebrates.
potential to result in a substantial adverse change in the
Materials shall be accompanied by descriptive catalogue, field
significance of an archaeological resource pursuant to CEQA
notes and records, primary research data, and the original
Guidelines Section 15064.5, as well as the potential to disturb
graphics. Packaging of resources, reports, etc., shall comply
human remains. This is a potentially significant impact.
with standards commonly used in the paleontological industry.
No paleontological resources are known to have been
7.0-7 A report of findings with an appended itemized inventory of
Less Than
discovered on the project site during previous disturbances.
specimens shall be submitted to the City Planning Department
Significant
However, excavation activities have the potential to directly or
prior to the first Certificate of Occupancy for the Project. The
indirectly destroy a unique paleontological resource or a
report shall include pertinent discussions of the significance of
unique geologic resource.
all recovered resources where appropriate. The report and
inventory, when submitted will signify completion of the
program to mitigate impacts to paleontological resources.
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1.0 Executive Summary
Project Impacts
Significance
Mitigation Measures After Mitigation
CULTURAL RESOURCES (continued)
The proposed Project Site is not a known burial site or
7.0-8 In the event that human remains are encountered within the
Less Than
cemetery. No remains are known to have been interred at the
Specific Plan Area, the following actions shall be immediately
Significant
Project Site. However, should remains be encountered during
taken upon the discovery:
excavation of the site, implementation of Mitigation Measure
r Stop work immediately and contact the County Coroner.
7.0-8 shall be implemented.
. The Coroner has two working days to examine human
remains after being notified by the responsible person. If the
remains are Native American, the Coroner has 24 hours to
notify the NAHC.
• The NAHC will immediately notify the person it believes to
be the most likely descendent of the deceased Native
American.
• The most likely descendent has 24 hours to make
recommendations to the owner, or representative, for the
treatment or disposition, with proper dignity, of the human
remains and grave goods.
. If the owner does not accept the descendant's
recommendations, the owner or the descendent may request
mediation by the NAHC.
• If the descendent does not make recommendations within 24
hours, the owner shall keep the remains in an area of the
property secure from further disturbance.
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1.0 Executive Summary
Impact Sciences, Inc. 1.0-17 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
Significance
Project Impacts
Mitigation Measures
After Mitigation
HYDROLOGY AND WATER QUALITY
Surface Water Quality
The residential nature of the Project would not result in the
None required.
Less Than
potential for violation of waste discharge requirements. The
Significant
Project would be connected to Coachella Valley Water District
(CVWD) sanitary sewer lines as opposed to septic tanks,
eliminating the potential for contamination of groundwater.
The proposed Project would be required to implement
National Pollutant Discharge Elimination System (NPDES)
requirements for storm flows, both during both the Project's
construction and its operation of the Project. These
requirements are designed to assure that water quality is not
impacted by development sites.
Groundwater Depletion
CVWD Urban Water Management Plan (UWMP)
None required.
Less Than
demonstrates that the District has available, or can supply,
Significant
sufficient water to serve the proposed Project in addition to
existing demand without substantially depleting groundwater
supplies.
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1.0 Executive Summary
Impact Sciences, Inc.
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Significance
Project Impacts
Mitigation Measures
After Mitigation
HYDROLOGY AND WATER QUALITY (continued)
Alteration of Surface Hydrology
The Project would alter the existing drainage pattern of the
None required.
Less Than
site by increasing the amount of impervious surface and
Significant
installing drainage infrastructure on the Project Site. All
infrastructures would be integrated into the existing
stormwater system designed within PGA West. Additionally,
drainage swales will be utilized. The City Public Works
Department has reviewed the Project as it relates to the
current hydrologic conditions and the approved drainage
system for the PGA West Specific Plan Site, and has
determined that Project drainage would be accommodated by
the existing master drainage design for PGA West, with
installation of the proposed improvements.
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1.0 Executive Summary
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Significance
Project Impacts Mitigation Measures After Mitigation
HYDROLOGY AND WATER QUALITY (continued)
New Stormwater Drainage Facilities
The Project would require the construction of on-site
None required.
Less Than
stormwater drainage facilities such as catch basins and a new
Significant
storm drain across PGA Boulevard south of the Project Site.
This infrastructure improvement would be integrated into the
existing system serving PGA West, and no expansion of
existing facilities beyond these improvements and minor curb
and gutter widening along PGA Boulevard would be
required. Furthermore, All drainage plans would be reviewed
by the City Engineer prior to the issuance of grading permits
to insure compliance with established all applicable drainage
standards set by the City.
The project would not increase stormwater runoff volumes as
None required.
Less Than
the project would comply with City policies, including
Significant
Chapter 8.13 of the La Quinta Municipal Code, entitled Water
Efficient Landscaping, of the City of La Quinta Municipal
Code, which requires the implementation of water efficient
landscaping. Additionally, there would be strips of open
space along the outer western and southern edge of the Project
Site, which would be used as drainage swales, allowing
stormwater to percolate into the ground and removing
pollutants from runoff in the process.
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1.0 Executive Summary
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223.12
November 2007
Significance
Project Impacts
Mitigation Measures
After Mitigation
LAND USE AND PLANNING
With the adoption of the Eden Rock Subsequent EIR, the 's
No feasible mitigation measures are available.
Significant and
land use designation would change to Resort Mixed Use
Unavoidable.
(RMU) and the zoning designation would change to Tourist
Commercial/Residential Specific Plan Overlay Zone (TC/RSP).
The proposed project would be consistent with the Elements
of the City of La Quinta General Plan and with the City of La
Quinta Municipal Code.
Implementation of the Project would not result in a physical
None required.
Less Than
division of the existing golf community. In order to provide a
Significant
link between golf courses, the Project would include a golf cart
path built around the site. Additionally, structures on the site
would not visually divide the existing community due to the
concentration of the Village Homes within the central interior
portion of the Project Site.
The Project Site is not located within the boundaries Coachella
None required.
Less Than
Valley Multiple Species Habitat Conservation Plan
Significant
(CVMSHCP) and therefore would not conflict with the
CVMSHCP.
Impact Sciences, Inc. 1.0-20 Eden Rock at PGA West Subsequent EIR
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1.0 Executive Summary
Significance
Project Impacts Mitigation Measures After Mitigation
NOISE
Exterior construction activities performed during October 15'
None required.
Less Than
through April 30th would occur Monday through Friday
Significant
between the hours of 7:00 AM and 5:30 PM and Saturday
between 8:00 AM — 5:00 PM. During. May 111 through
September 3011, exterior construction activities would occur
Monday through Friday between 6:00 AM And 7:00 PM and
Saturday between 8:00 AM and 5:00 PM. Given the days and
times of the exterior construction activities would occur the
Project would result in less than significant noise impacts
During the building construction phase of the Project would
None required.
Less Than
result in a noise level of 96.9 dB(A) would be generated at 50
Significant
feet, assuming that half of the construction equipment would
operate simultaneously at the boundary of the nearest to the
sensitive land uses. The Title 6, Chapter 6.08.050 of the City of
La Quinta's Municipal Code states that construction activities
are exempt from the exterior noise standards provided that the
construction activities occur between the hours set forth in the
Municipal Code. As such, construction activities will occur
during the specified times specified in the Municipal Code,
and therefore would result in a less than significant impact.
The movement of equipment and workers onto the during
None required.
Less Than
construction would generate temporary traffic noise along
Significant
access routes to the project areas. The noise level increases
along major arterials surrounding the would be less than 3
dB(A), and would have a less than significant short-term effect
on traffic noise levels.
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1.0 Executive Summary
Impact Sciences, Inc. 1.0-22 Eden Rock at PGA West Subsequent EIR
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November 2007
Significance
Project Impacts
Mitigation Measures
After Mitigation
NOISE (continued)
Construction activity would generate vibration levels of up to
None required.
Less Than
75 velocity decibels (VdB) at 100 feet from the source. Given
Significant
that large bulldozers would be used in excess of 50 feet from
the nearest sensitive land uses and would cause substantially
less than 70 vibration events per day at a sensitive land use
receptor, construction activities would not exceed the Federal
Railroad Administration (FRA) ground -borne vibration
threshold for the nearest residential land uses (i.e., large
bulldozer vibrations would be less than 80 VdB at the nearest
sensitive land use located to the northwest of the Project Site,
which is below the FRA's 80 VdB standard for infrequent
vibration events for residences). Consequently, vibration
impacts are anticipated to be less than significant.
Project implementation would create noise impacts typical of
None required.
Less Than
residential neighborhoods and would not generate noise levels
Significant
unacceptable for such uses. Additionally, recreational uses
with the Garden House, as well as the clock tower, would not
generate noise levels unacceptable for residential uses.
Roadway noise increases as a result of implementation of the
None required.
Less Than
proposed project would range from 0.0 dB(A) to 0.9 dB(A).
Significant
Noise increases of less than 3 dB(A) are not noticed by the
human ear, while increases of more than 5 dB(A) are readily
noticeable. Therefore, the increase in roadway noise would be
less than significant.
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1.0 Executive Summary
Project Impacts
Mitigation Measures
Significance
After Mitigation
_ 4
NOISE (continued)
The cumulative increase in development represents an
9.0-1 Excavation, grading, and other construction activities related to
Less Than
increase in construction noise and noise generated by traffic
construction of land uses contained in the proposed Project
Significant
on roadway intersections. This is not anticipated to represent
shall be restricted to daytime hours only, in compliance with
a significant increase in construction or roadway noise
the City of La Quinta Municipal Code requirements.
provided that strict adherence to the City of La Quinta
9.0-2 Stockpiling and vehicle staging areas shall be located as far
Municipal Code is maintained. Furthermore, Project -specific
away from occupied residences as possible, and screened from
recommendations would be included to maintain a reasonable
these uses by a solid noise attenuation barrier.
noise level both on and off site and assure that the potential
9.0-3 Operate earthmoving equipment on the construction site as far
for significant, cumulative noise impacts would be avoided.
away from vibration -sensitive land uses as possible.
9.0-4 Temporary noise barriers with a sound transmission coefficient
that would attenuate noise levels at nearby residences to
existing ambient levels for all construction phases shall be
specified by an acoustical engineer.
9.0-5 All stationary construction equipment (e.g., air compressor,
generators, etc.) shall be operated as far away from noise
sensitive uses as possible. If this is not possible the equipment
shall be shielded with temporary sound barriers, sound aprons,
or sound skins.
9.0-6 Equipment used for construction of the proposed Project shall
be hydraulically or electrically powered impact tools (e.g.,
jackhammers) wherever possible to avoid noise associated with
compressed air exhaust from pneumatically powered tools.
Where use of pneumatically powered tools is unavoidable, an
exhaust muffler on the compressed air exhaust shall be used. A
muffler could lower noise levels from the exhaust by up to
about 10 dB(A). External jackets on the tools themselves shall
be used where feasible; this could achieve a reduction of
5 dB(A).
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1.0 Executive Summary
Significance
Project Impacts Mitigation Measures After Mitigation
NOISE (continued)
Construction activity would generate vibration levels of up to
None required.
Less Than
75 velocity decibels (VdB) at 100 feet from the source. Given
Significant
that large bulldozers would be used in excess of 50 feet from
the nearest sensitive land uses and would cause substantially
less than 70 vibration events per day at a sensitive land use
receptor, construction activities would not exceed the Federal
Railroad Administration (FRA) ground -borne vibration
threshold for the nearest residential land uses (i.e., large
bulldozer vibrations would be less than 80 VdB at the nearest
sensitive land use located to the northwest of the Project Site,
which is below the FRA's 80 VdB standard for infrequent
vibration events for residences). Consequently, vibration
impacts are anticipated to be less than significant.
Project implementation would create noise impacts typical of
None required.
Less Than
residential neighborhoods and would not generate noise levels
Significant
unacceptable for such uses. Additionally, recreational uses
with the Garden House, as well as the clock tower, would not
generate noise levels unacceptable for residential uses.
Roadway noise increases as a result of implementation of the
None required.
Less Than
proposed project would range from 0.0 dB(A) to 0.9 dB(A).
Significant
Noise increases of less than 3 dB(A) are not noticed by the
human ear, while increases of more than 5 dB(A) are readily
noticeable. Therefore, the increase in roadway noise would be
less than significant.
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1.0 Executive Summary
Project Impacts Mitigation Measures
NOISE (continued)
The cumulative increase in development represents an 9.0-1 Excavation, grading, and other construction activities related to
increase in construction noise and noise generated by traffic construction of land uses contained in the proposed Project
on roadway intersections. This is not anticipated to represent shall be restricted to daytime hours only, in compliance with
a significant increase in construction or roadway noise the City of La Quinta Municipal Code requirements.
provided that strict adherence to the City of La Quinta 9.0-2 Stockpiling and vehicle staging areas shall be located as far
Municipal Code is maintained. Furthermore, Project -specific away from occupied residences as possible, and screened from
recommendations would be included to maintain a reasonable these uses by a solid noise attenuation barrier.
noise level both on and off site and assure that the potential 9.0-3 Operate earthmoving equipment on the construction site as far
for significant, cumulative noise impacts would be avoided. away from vibration -sensitive land uses as possible.
9.0-4 Temporary noise barriers with a sound transmission coefficient
that would attenuate noise levels at nearby residences to
existing ambient levels for all construction phases shall be
specified by an acoustical engineer.
9.0-5 All stationary construction equipment (e.g., air compressor,
generators, etc.) shall be operated as far away from noise
sensitive uses as possible. If this is not possible the equipment
shall be shielded with temporary sound barriers, sound aprons,
or sound skins.
9.0-6 Equipment used for construction of the proposed Project shall
be hydraulically or electrically powered impact tools (e.g.,
jackhammers) wherever possible to avoid noise associated with
compressed air exhaust from pneumatically powered tools.
Where use of pneumatically powered tools is unavoidable, an
exhaust muffler on the compressed air exhaust shall be used. A
muffler could lower noise levels from the exhaust by up to
about 10 dB(A). External jackets on the tools themselves shall
be used where feasible; this could achieve a reduction of
5 dB(A).
Significance
After Mitigation
Less Than
Significant
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NOISE (continued)
1.0 Executive Summary
Project Impacts Mitigation Measures
9.0-7 Quieter procedures shall be used (such as drilling rather than
impact equipment) wherever feasible. The Project Applicant
shall require construction contractors to ensure that
construction equipment is fitted with sound reduction
equipment, per manufacturers' specifications.
9.0-8 Signs shall be posted prior to construction activities with
contact information for residents report noise complaints.
9.0-9 Residential units and outdoor living areas shall incorporate
setbacks from roadways and the construction of noise barriers
suitable to assure that exterior noise levels for residential
development do not exceed the amended standards.
9.0-10 Project designs, such acoustical specifications for window glass,
shall be required to include measures which assure that interior
noise levels for residential development do not exceed 45
Community Noise Equivalent Level (CNEL).
Significance
After Mitigation
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1.0 Executive Summary
Significance
Project Impacts Mitigation Measures After Mitigation
PUBLIC SERVICES
Fire Protection and Emergency Services - Construction
The Project would adhere to County and City codes and
None required.
Less Than
requirements of the CVWD and Riverside County Fire
Significant
Department during construction would reduce the potential
for fire hazards at the Project Site to less than significant levels.
Fire Protection and Emergency Services - Operation
Compliance with the La Quinta Municipal Code and the
None required.
Less Than
California Fire Code would reduce incidence of, and the
Significant
damages caused by fires associated with the proposed Project.
Additionally, the City will collect anticipate the collection of
development impact fees for the provision of future fire
facilities. Therefore, the Project's potential impacts would be
less than significant.
Impact Sciences, Inc. 1.0-25 Erten Rock at PGA West Subsequent EIR
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Project Impacts
PUBLIC SERVICES (continued)
Police Protection
Project implementation would introduce 292 new residential
units, thereby resulting in a population increase of
approximately 832 new residents. The Project Site is located
within PGA West, a gated community with 24 - hour security
staff at entry points, and therefore the potential for police
protection impacts would be less than significant during
construction. Additionally, for both construction and
operation of the project, the Riverside County Sheriff's
Department (RCSD) considers existing service to be adequate
to service the Project Site. The Project Applicant would be
required to Comply with the RCSD's recommendations for
crime prevention through project design would increase
project security to an acceptable level. Therefore, impacts
would be less than significant.
Schools
Project implementation would generate approximately 264
new students. Although Coachella Valley Unified School
District (CVUSD) schools are operating either above or close to
maximum capacity. Additionally, as required by Senate Bill
(SB) 50, payment of fees will be required of the project
applicant. CVUSD has adequate capacity to accommodate the
additional students and impact fees would be paid consistent
with requirements set forth in SB 50, and impacts would be
less than significant.
Mitigation Measures
None required.
1.0 Executive Summary
11.3-1 The project developer shall pay the school developer fees in
effect at the time of development prior to zone clearance for the
individual residences and other proposed structures. The fees
obtained in this mitigation measure provide the maximum
amount of mitigation that can be imposed by the City to
mitigate significant impacts on school facilities. Under
Government Code Section 65995, the payment of these fees
would reduce the direct and cumulative impacts of the project
to less than significant levels.
Significance
After Mitigation
Less Than
Significant
Less Than
Significant
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November 2007
1.0 Executive Summary
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Significance
Project Impacts
Mitigation Measures
After Mitigation
PUBLIC SERVICES (continued)
Parks and Recreation
Project implementation would introduce 292 new residential
None required.
Less Than
units and a population increase of approximately 832 new
Significant
residents, which would increase the demand on existing park
and recreational area by 2.5 acres. Since the proposed Project
includes 3.62 acres of active open space, the Project meets its
on-site requirement for parkland. Additionally, the Project
would be required to pay the City's park impact fees for park
improvements. Therefore, the impact related to the need for
additional recreational facilities would be less than significant.
Library Services
The project -related population increase of approximately 832
None required.
Less Than
new residents may incrementally increase the demand for
Significant
library services and would cause the current ratio of 0.24
square feet of library space per resident to decrease by
approximately 2 percent. However, the planned interior
renovation at La Quinta Library would add approximately
10,000 additional square feet of library space. Based on this
renovation and including the approximately 832 residents
attributable to the Project, the City's ratio of square feet of
library space per resident would increase by 100 percent to
0.48, which is very close to the recommended standard of 0.5
square feet per resident. Additionally, the Project would pay
the City's development impact fees for library improvements.
Impact Sciences, Inc. 1.0-27 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
Project Impacts
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION
Project Traffic
All study area intersections are projected to operate at an
acceptable Level of Service (LOS) during existing plus Project
peak hour conditions with the exception of the intersection of
Jefferson Street at Avenue 54, which is projected to operate at
an LOS F during the PM peak hour. The addition of Project
traffic at the intersection of Jefferson Street at Avenue 54
would cause an increase in vehicle capacity (V/C) ratio greater
than 0.15 for an intersection operating at LOS C. Therefore,
the impact of the proposed Project at Jefferson Street at
Avenue 54 is significant based on the City's Engineering
Bulletin.
The Project would also result in a significant impact, as
defined by the Engineering Bulletin, to the intersection of
Jefferson Street at Avenue 50 because the Project would add 25
or more trips to an intersection currently operating at LOS D.
However, since the intersection would operate at an
acceptable level for the existing (2007) with Project traffic
condition, this impact would not require mitigation at the
project level.
Since all roadway segments potentially impacted by the
proposed Project (those roadway segments connecting the
studied intersections) would operate at an acceptable LOS in
the Post (2020) General Plan traffic condition, the proposed
Project would have a less than significant impact to roadway
segments.
Mitigation Measures
1.0 Executive Summary
Significance
After Mitigation
11.0-1 Jefferson Street at Avenue 54: Installation of a traffic signal Less Than
(Improvement included in City of La Quinta DIF Program). Significant
11.0-2 Madison Street at Avenue 54: Installation of a traffic signal
(Improvement included in City of La Quinta DIF Program).
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1.0 Executive Summary
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Significance
Project Impacts
Mitigation Measures
After Mitigation
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION (continued)
Air Traffic Patterns
None required.
Less Than
The nearest airport to the proposed Project is the Jacqueline
Significant
Cochran Regional Airport, located approximately six miles
southeast of the Project Site. Given the distance of the nearest
airport, the proposed Project would not result in a change in
air traffic patterns, including either an increase in traffic levels
or a change in location that results in substantial safety risks.
Therefore, impacts are less than significant.
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1.0 Executive Summary
Project Impacts
Mitigation Measures
Significance
After Mitigation
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION (continued)
Roadway Design Features
None required.
Less Than
The Project Site would be accessible from PGA Boulevard at a
Significant
gated entry located on the west side of the Project Site and at a
gated entry located in the southeast corner of the Project Site
at the intersection of PGA Boulevard and Spanish Bay. The
on-site Circulation Plan includes a loop roadway, proposed A
and B Streets, that generally follows the perimeter of the site.
This looped road would provide access to all of the residential
units throughout the Project Site. This roadway is proposed as
a 32 -foot paved two-lane residential, private street. The local
internal streets connecting to the looped roadway would
provide direct connections to residential units and the Garden
House located in the center of the Project Site. All roadways
would be designed to City of La Quinta standards and would
meet minimum City requirements for fire truck and
ambulance access. However, there are no notations on the
current site plan related to traffic control devices at the
western and southern access points provided by the Project.
The Project would be required to adhere to standard
engineering practices and requirements, and would be subject
to review by the City to avoid traffic hazards created by
design features and land use incompatibilities, or inadequate
emergency access. Therefore, impacts to on-site circulation
would not be significant, with standard requirements for
internal Project traffic control devices.
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1.0 Executive Summary
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Significance
Project Impacts
Mitigation Measures
After Mitigation
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION (continued)
Emergency Access
None required.
Less Than
All roadways would be designed to City standards and would
Significant
meet minimum City requirements for fire truck and
ambulance access. Secondary emergency access would be
provided to the satisfaction of the City Fire Marshal. As a
result, the proposed Project would not result in inadequate
emergency access. Therefore, impacts would be less than
significant.
Parkin
None required.
Less Than
The proposed Project would provide a total of approximately
Significant
871 parking spaces, which is slightly above the 870 total spaces
required by the municipal code. Given that the Project's
parking supply exceeds the municipal code requirements, and
the parking analysis findings, Project's parking supply is
sufficient and would not result in inadequate parking for the
project as a whole. Therefore, parking impacts associated with
the proposed Project are less than significant.
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1.0 Executive Summary
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Significance
Project Impacts
Mitigation Measures
After Mitigation
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION (continued)
Conflict with Adopted Policies, Plans, or Programs ams
None required.
Less Than
The Project would provide 164 golf cart spaces as part of
Significant
Courtyard and Manor homes. Golf carts would utilize the
proposed private street right-of-way for travel within the
Project Site. The City's General Plan indicates that expanding
golf cart usage can provide an enjoyable, convenient,
economical and safe alternative to automobile use.
Line 70 extends from Country Club Drive on the north to the
Cove neighborhood to the south and would be the closest
route to serve the Project Site. The proposed Project would
not conflict this bus route. Impacts are less than significant.
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1.0 Executive Summary
Project Impacts
Mitigation Measures
Significance
After Mitigation
TRANSPORTATION, TRAFFIC, PARKING AND CIRCULATION (continued)
Cumulative Impacts
11.0-1 Jefferson Street at Avenue 54: Installation of a traffic signal
Significant
The Project would add 10 or more peak hour trips to the
(Improvement included in City of La Quinta DIF Study;
critical movements of the following intersections and is
Project's fair -share of 39.4 percent).
projected to cause a LOS change greater than the thresholds
11.0-3 Washington Street at Avenue 50: Construction of a third
defined in Table 11.0-4 of Section 11.0 for the Post 2020
northbound through lane, a second southbound left turn lane, a
General Plan With Project condition: Washington Street and
southbound right turn lane with right turn overlap phase,
Avenue 50 during the PM peak hour; Jefferson Street and
second eastbound left turn lane, a second eastbound through
Avenue 50 during the PM peak hour; and Jefferson Street and
lane, a second westbound through lane, and a westbound right
Avenue 54 during both peak hours. Therefore, the proposed
turn overlap phase.
Project would have a considerable contribution to significant
11.0-4 Jefferson Street at Avenue 50: Construction of a second
cumulative impacts at the identified intersection.
southbound left turn lane, a second eastbound left turn lane,
and a second westbound through lane.
Given that all roadway segments potentially impacted by the
Significant cumulative impacts to these intersections may result if the City is
proposed Project (those roadway segments connecting the
not able to collect the additional funds required to construct these
studied intersections) would operate at an acceptable LOS in
improvements when required to provide the capacity needed to
the Post (2020) General Plan traffic condition, the proposed
accommodate projected cumulative traffic volumes.
Project would have a less than significant impact to roadway
segments.
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Project Impacts
UTILITIES AND SERVICE SYSTEMS
Water
During construction of the Project water tank trucks will be None required.
used. Water consumption during construction would be
minimal and temporary, and as such, the impacts to water
facilities and supplies would be less than significant.
The project is estimated to result in a gross water demand of None required.
approximately 148 acre-feet per year (AFY). This additional
demand represents 0.001 percent of the City's current water
demand.
The CVWD has indicated that it will provide water service to None required.
the proposed Project in accordance with the District's current
regulations. These regulations provide for the payment of
certain fees and charges by the applicant. Additionally, the
CVWD has analyzed and planned for the projected increase in
water demand between 2010 and 2030, and will be able to
accommodate the Project demand. Therefore, the Project
would result in a less than significant impact associated with
the construction of new facilities.
Mitigation Measures
1.0 Executive Summary
Significance
After Mitigation
Less Than
Significant
Less Than
Significant
Less Than
Significant
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Significance
Project Impacts Mitigation Measures After Mitigation
UTILITIES AND SERVICE SYSTEMS (continued)
Wastewater
The project is estimated to result in gross wastewater
None required.
Less Than
generation of approximately 148 AFY of wastewater, or
Significant
132,126 gallons per day (gpd). The Mid -Valley Water
Reclamation Plant is currently operating at 2.25 million
gallons per day (mgd) below its maximum capacity. The
anticipated Project -generated wastewater represents
approximately 6 percent of this excess capacity. Therefore,
since the site would connect to an existing wastewater main
and since the treatment plant has adequate capacity to serve
the Project, the impacts on wastewater treatment and
wastewater treatment facilities would be less than significant.
The marginal increase in wastewater generated by the Project
None required.
Less Than
would not result in the plant's inability to meet pollutant
Significant
standards outlined in the California Regional Water Quality
Control Board (RWQCB) Colorado River Basin Region Order
No. R7-2004-0002 permit, which regulates the release of
treated sewage for irrigation purposes. Therefore, the
Project's impacts would be less than significant.
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1.0 Executive Summary
Significance
Project Impacts Mitigation Measures After Mitigation
UTILITIES AND SERVICE SYSTEMS (continued)
Solid Waste
The Project Site is currently undeveloped and, therefore, no
None required.
Less Than
demolition waste would be generated. Therefore, waste
Significant
generated during construction would represent a marginal
increase in solid waste flows. Since construction waste would
result in a short-term and minimal increase in solid waste
disposal, and since many types of it construction waste can be
recycled, the impact would be less than significant.
During project operation, the project would generate
approximately 157 tons of solid waste per year. Project -
generated waste would result in a negligible increase in total
disposal at the eight landfills. In addition, the proposed
Project is anticipated to participate in the City's residential
solid waste recycling program, and the recycling of
landscaping waste. Therefore, impacts would be less than
significant.
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Significance
Project Impacts
Mitigation Measures
After Mitigation
UTILITIES AND SERVICE SYSTEMS (continued)
Energy
Electricity
None required.
Less Than
The project's gross electricity demand is estimated at
Significant
approximately 1.7 million kilowatt-hours (kWh) per year. The
Imperial Irrigation District (IID) adding new generation
facilities that are expected to produce an additional 220
megawatts of energy. Given the reserve requirement and
additional future generation capacity and the Project's
compliance with Title 24 energy efficiency standards,
implementation of the proposed Project would not result in a
substantial increase in energy demand relative to the
availability of supply and the impact of the plan on electrical
supply would be less than significant. Also, no additional
facilities would be needed to directly meet the needs of the
proposed Project. The Project would not result in a substantial
increase in energy demand, would not exceed the existing or
planned capacity of energy facilities, and would not require
the provision of new or altered facilities. Impacts would be
less than significant.
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Project Impacts
UTILITIES AND SERVICE SYSTEMS (continued)
Natural Gas None required.
The project's gross natural gas demand is estimated at
approximately 14.3 million cubic feet (mcf) per year. The
Project would result in 1 percent increase of the demand
projected within the Gas Company service area. Given that
supplies are adequate and that the Project would comply with
Title 24 efficiency standards, implementation of the Project
would not result in a substantial increase in the demand for
natural gas relative to the availability of supply. Impacts
would be less than significant.
The Gas Company has indicated that it can accommodate new None required.
service to planned developments within the City of La Quinta
through continued coordination with developers. The City
requires that all new development shall finance its share of
public utilities infrastructure and improvements required to
properly service the proposed development.
The proposed gas distribution system would be installed by
the Project developer and would connect to the adjacent
existing distribution system in accordance with the Gas
Company's policies and extension rules, which are on file with
the California Public Utilities Commission (PUC). There
would be no need to alter existing facilities or construct new
facilities as a result of the Project. Impacts would be less than
significant.
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Mitigation Measures
1.0 Executive Summary
Significance
After Mitigation
Less Than
Significant
Less Than
Significant
Eden Rock at PGA West Subsequent EIR
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2.0 INTRODUCTION
2.1 PURPOSE AND OVERVIEW OF THE EIR PROCESS
2.1.1 Purpose
The Project applicant is proposing to construct a 292 -unit multi -family residential development (Project)
in the existing PGA West Golf Course Community on land which is currently vacant, but has previously
been disturbed by grading activity and the establishment of temporary uses. Environmental review of
projects within the State of California that require a discretionary approval from a public agency is
required by the California Environmental Quality Act (CEQA).1 The City of La Quinta is the lead agency
for the proposed Project and, as such, is required to conduct an environmental review to analyze the
potential environmental effects associated with the proposed Project described in this Subsequent
Environmental Impact Report (EIR).
CEQA requires that Draft EIRs be circulated to the public and other public agencies for review and
comment. One of the primary objectives of CEQA is to enhance public participation in the planning
process; public involvement is an essential feature of CEQA.2 Community members are encouraged to
participate in the environmental review process, submit requests to be notified of Project hearings and
document availability, monitor newspapers for formal announcements, and submit substantive
comments at every possible opportunity afforded by the agency. The environmental review process
provides ample opportunity for the public to participate through scoping, public notice, public review of
CEQA documents, and public hearings. Additionally, lead agencies are required to consider comments
from the scoping process in the preparation of the Draft EIR and to respond to public comments in the
Final EIR.
2.1.2 Use of a Subsequent EIR
The proposed Project is being analyzed in a Subsequent EIR. CEQA Guidelines Section 15162 states:
(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent
EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial
evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
1 California Environmental Quality Act, Public Resources Code, Section 21000 et seq.
2 Ibid.
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(2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or Negative Declaration due to
the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or
negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the
previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in
the previous EIR would substantially reduce one or more significant effects on the environment,
but the project proponents decline to adopt the mitigation measure or alternative.
(b) If changes to a project or its circumstances occur or new information becomes available after
adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required
under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent
negative declaration, an addendum, or no further documentation.
(c) Once a project has been approved, the lead agency's role in project approval is completed,
unless further discretionary approval on that project is required. Information appearing after an
approval does not require reopening of that approval. If after the project is approved, any of the
conditions described in subdivision (a) occurs, a subsequent EIR or negative declaration shall only
be prepared by the public agency which grants the next discretionary approval for the project, if
any. In this situation no other responsible agency shall grant an approval for the project until the
subsequent EIR has been certified or subsequent negative declaration adopted.
(d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public
review as required under Section 15087 or Section 15072. A subsequent EIR or negative
declaration shall state where the previous document is available and can be reviewed.
2.1.3 Previous EIR for the Project Site
The PGA West Specific Plan Final EIR (SCH #83062922) was certified in May 1984, and included the
41.95 -acre Project site as part of the entire 1,665 -acre Specific Plan area. The approved Specific Plan
allowed for the development of up to 5,000 residential units, 650 hotel rooms, approximately 120,000
square feet of resort commercial uses, and a 20 -acre commercial center. The Final EIR for the PGA West
Specific Plan found that significant, unavoidable impacts would occur with respect to seismic hazards,
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2.0 Introduction
increased urban runoff, removal of native habitat, removal of agricultural land, increased traffic, air
quality and noise impacts, and the demand for public services and utilities. The Specific Plan document
is available for public review at:
City of La Quinta
Planning Department
78495 Calle Tampico
1 La Quinta, CA 92253
Attention Wallace H. Nesbit, Principal Planner.
One of the discretionary actions required for approval of the proposed Project is an amendment to the
PGA West Specific Plan. The proposed amendment to the Specific Plan would define development
principles and guidelines for a residential condominium project on a 41.95 -acre portion of the Specific
Plan Site.
Based on a preliminary review of the proposed Project consistent with Section 15060 of the CEQA
Guidelines, the City of La Quinta Planning Department has determined that a Subsequent EIR should be
prepared to analyze potential impacts on the environment as a result of the construction and operation of
the proposed Project. The determination to prepare a subsequent EIR for this Project was made for the
following reasons: a Specific Plan Amendment is necessary for Project approval, the proposed uses in the
Project were not included in the original PGA West Specific Plan and as a result the potential impacts of
these uses were not assessed in the PGA West Specific Plan EIR.
2.1.4 Overview of the EIR Process
The preparation of an EIR is guided by the CEQA and the CEQA Guidelines. The process begins by
determining whether or not the Project is subject to environmental review. The second phase involves
determining whether the Project may have a potentially significant environmental effect. If it is
determined that the Project could result in potentially significant environmental effects that could not be
mitigated to below a level of significance, then the topical issues that contribute to these potentially
significant effects will be addressed in the EIR.
The City of La Quinta Planning Department determined that the Project could result in potentially
significant environmental effects related to several environmental topics. As a result, this Draft
Subsequent EIR was prepared. The Draft Subsequent EIR is being circulated for public review.
Responses to any comments received and any necessary revisions to the Draft Subsequent EIR will be
provided in the Final Subsequent EIR. Following the public review and comment period, the Final
Subsequent EIR will be considered for certification by the City of La Quinta City Council. Only after the
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2.0 Introduction
certification of the Subsequent EIR would the City of La Quinta take any action on the Project, including
consideration of the requested entitlements necessary to implement the proposed Project.
2.2 SCOPE OF THE EIR
This Draft Subsequent EIR was prepared following input from the public, responsible agencies, and
affected agencies through the EIR/NOP scoping process. In accordance with the CEQA Guidelines,3 a
Notice of Preparation (NOP) was prepared and distributed to responsible agencies, affected agencies, and
other interested parties. Information requested and input provided during the 30 -day public review
period regarding the contents of the NOP and the scope of the EIR were incorporated into the Draft
Subsequent EIR.
Pursuant to the CEQA Guidelines,4 the analysis in this EIR is focused on issues determined in the IS to be
potentially significant. Based on the determinations made by the City of La Quinta Planning Department,
this Draft Subsequent EIR analyzes the proposed Project's potential to result in significant impacts in
regards to aesthetics, air quality, cultural resources, hydrology and water quality, land use and planning,
noise, public services (fire, police, schools, parks and recreation, and library services), traffic and
circulation, and public utilities (water, wastewater, solid waste, electricity, natural gas, telephone, and
cable television).
2.3 DRAFT EIR ORGANIZATION
The Draft Subsequent EIR is organized into the following sections so the reader can easily obtain
information about the Project and the potential for impacts in regards to specific environmental issue
areas:
• Section 1.0, Executive Summary, presents a summary of the proposed Project and alternatives,
potential impacts and mitigation measures, and impact conclusions regarding growth inducement
and cumulative impacts.
• Section 2.0, Introduction, describes the purpose and use of the EIR, provides a brief overview of the
proposed Project, and outlines the organization of the EIR.
• Section 3.0, Project Description and Environmental Setting, describes the Project location, Project
details, baseline environmental setting and existing physical conditions and the applicant's objectives
for the Project.
• Sections 4.0 through 12.0 describe existing conditions, or setting, before Project implementation;
methods and assumptions used in impact analysis; thresholds of significance; impacts that would
3 CEQA Guidelines, California Code of Regulations (CCR), Title 14, Division 6, Chapter 3, Section 15063, 2004.
4 Ibid., Section 15000 et seq.
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2.0 Introduction
result from the proposed Project; applicable mitigation measures that would eliminate or reduce
significant impacts for each environmental issue; and cumulative impacts.
• Section 13.0, Other CEQA Considerations, outlines all impacts assessed in the EIR that would be at
less than significant levels, describes the impacts assessed in the EIR that are significant and
unavoidable, and outlines the potential for the proposed Project to induce growth and associated
impacts.
• Section 14.0, Project Alternatives, evaluates the environmental effects of Project alternatives,
including the No Project Alternative and identifies the Environmentally Superior Alternative.
• Section 15.0, List of Preparers, lists the individuals involved in preparing this EIR and organizations
and persons consulted.
• Section 16, References and Persons Consulted, identifies the documents, agencies, other
organizations, and individuals consulted in preparing this EIR.
• Any technical reports used to prepare the analysis included in this EIR are available in the
Appendices at the end of this EIR.
2.4 ORGANIZATION OF ENVIRONMENTAL ANALYSIS
To assist the reader in comparing information about the various environmental issues, Sections 5 through
13 contains the following information:
• Introduction
• Environmental Setting
• Applicable Regulations
• Impacts and Mitigation
— Methodology
— Thresholds of Significance
— Project Impacts
• Mitigation Measures
• Residual Impacts
— Cumulative Impacts
• Mitigation Measures
• Residual Impacts
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2.0 Introduction
2.5 TERMINOLOGY USED IN THIS ANALYSIS
For each impact identified in the EIR, a statement of the level of significance of the impact is provided.
Impacts are categorized in the following categories:
• A designation of no impact is given when no adverse changes in the environment are expected.
+ A less than significant impact would cause no substantial adverse change in the environment.
• A significant (but mitigable) impact would have a substantial adverse impact on the environment but
could be reduced to a less than significant level with incorporation of mitigation measure(s).
• A significant unavoidable impact would cause a substantial adverse effect on the environment and
no feasible mitigation measures are available to reduce the impact to a less than significant level.
2.6 CUMULATIVE IMPACT ANALYSIS
CEQA and the CEQA Guidelines require that an EIR consider both the impacts of the Project and the
potential cumulative impact of the Project, and other related Projects and projected growth in an area.
The CEQA Guidelines define two methods for assessing cumulative impacts. The first consists of
considering a list of other related Projects. The second consists of basing the analysis of cumulative
impacts on a summary of projections contained in an adopted General Plan or related planning
document.5 This EIR assesses cumulative impacts using the second method. The findings of the Final
EIR for the City of La Quinta Comprehensive General Plan6 were referenced to determine impacts as a
result of buildout of the General Plan. Impacts associated with General Plan buildout are cumulative and
the proposed Project would contribute to the cumulative housing and population growth and associated
impacts projected within the General Plan Area.
5 CEQA Guidelines Section 15130.
6 City of La Quinta Comprehensive General Plan Draft Environmental Impact Report, SCH No. 2000091023,
prepared by Terra Nova Planning & Research, Inc., July 2001..
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3.0 PROJECT DESCRIPTION
3.1 REGIONAL SETTING
The proposed Eden Rock at PGA West Project (Project Site) is located within the existing PGA West Golf
Course Community in the City of La Quinta. La Quinta is located approximately 105 miles east of the
City of Los Angeles and the Pacific coast, and approximately 240 miles west of the Phoenix/Scottsdale
metropolitan region, see Figure 3.0-1, Regional Vicinity Map.
The City of La Quinta is a 35.3 -square -mile municipality located in the southeastern portion of the
Coachella Valley. The City is bounded on the west by mountainous land and by the City of Indian Wells
on the east, by the City of Indio and unincorporated Riverside County on the north by Riverside County
and federal and County lands to the south. The City of La Quinta was incorporated on May 1, 1982.
The PGA West Golf Course Community is located in the southeastern portion of the City along the an
extension of the Santa Rosa Mountains, sometimes referred to as the Coral Reef or Little Santa Rosa
Mountains.
3.2 PROJECT SITE SETTING
The PGA West Golf Course Community is accessible from Interstate 10 by way of Jefferson Street, which
becomes PGA Boulevard at the northerly entry to the community, south of Avenue 54. Madison Street
defines a portion of the easterly property boundary; the southern boundary is defined by Avenue 58, and
the western by the Santa Rosa/Coral Reef Mountains.
Figure 3.0-2, Project Site and Local Vicinity Aerial Photograph, shows an aerial photograph of the
Project Site, which consists of approximately 42 acres located at the northwest corner of PGA Boulevard
and Spanish Bay, the center of the existing PGA West Community. As shown, the Project Site is currently
undeveloped, vacant, and partially graded. The current Assessor Parcel Number (APN) for this site is
775-220-021.
3.3 PROJECT BACKGROUND
The PGA West Project was originally approved on May 15, 1984, through a Specific Plan that allowed a
total of up to 5,000 residential units, 650 hotel rooms, with approximately 120,000 square feet of resort
commercial uses, and a 20 -acre commercial center, all on approximately 1,665 acres. The Final EIR for the
PGA West Specific Plan found that significant, unavoidable impacts would occur with respect to seismic
hazards, increased urban runoff, removal of native habitat, removal of agricultural land, increased traffic,
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3.0 project Description
air quality and noise impacts, and the demand for public services and utilities. Four amendments to the
approved Specific Plan have been approved over the years:
■ September 20, 1988 - approved a revision to the hotel, from 650 rooms at four stories, to 1,000 rooms
at six stories, and decreased retail/resort commercial from 120.000 square feet, to 100,000 square feet;
• June 6, 1989 — added 21.5 acres to the northwest portion of the Specific Plan area;
• August 6, 1996 — no land use changes. This was an update to the Specific Plan that involved revisions
to reflect then -current conditions related to unit counts, formatting of the document and minor
changes to development standards for residential uses.
• October 3, 2000 — changed 20 acres from Community Commercial to Medium Density Residential, for r
the Residence Club Project, t
• A proposed fifth amendment was submitted but never completed,
A Plot Plan approval was granted for a 1,000 -room hotel site (Plot Plan 89-413) on June 27, 1989. The
hotel was submitted as a six -story, 1,000 room facility. This approval was granted two extensions; the
third extension request was deemed invalid based on a legal finding that the application had already
i
exceeded the maximum approval period. The approval was determined to have expired as of June 27,
1994.
3.4 CURRENTLY PROPOSED AMENDMENT TO PGA WEST SPECIFIC PLAN
The applicant proposes to subdivide the approximately 42 -acre site into a condominium subdivision of
292 duplex, triplex and sixteen-plex multi -family residential units, referred to as the Eden Rock at PGA
West Project. Approval of several actions is being requested, including a General Plan Amendment
(GPA), Zone Change (ZC), Specific Plan Amendment (SPA), Site Development Permit, Tentative Tract
Map and Development Agreement (DA). NOTE: The current Specific Plan Amendment is labeled as
Amendment 6, as Amendment 5 was active when the current Amendment was submitted.
The proposed General Plan Amendment and Zone Change would change the current Tourist
Commercial land use designation to Resort Mixed Use, while adding a Residential Specific Plan (RSP)
overlay to the existing Tourist Commercial zoning designation. The Specific Plan Amendment includes
various development standards that will direct the development of the proposed Project and maintain
consistency with the underlying zoning. A Site Development Permit request has also been filed, which
would establish the design of the Project, consistent with the Specific Plan. A Tentative Tract Map (TTM
33226) is also proposed to subdivide the property into 97 lots, as well as lots for recreational, roadway
and ancillary purposes. A Development Agreement has also been proposed, to address revenue to the
City associated with the Project.
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APPROXIMATE SCALE IN MILES
SOURCE: Impact Sciences, Inc. — December 2006
FIGURE 3. Z
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3.0 Project Description
3.5 SURROUNDING LAND USES
Currently, the PGA West Specific Plan area is completely developed, with the exception of 15-20 scattered
residential lots and the Project Site. Properties adjacent to the Project Site are fully developed with golf
course and single-family residential uses. Approximately 2,500 developed residential units exist within
the PGA West Community.
Land uses to the north of the Project Site include the Tournament Players Club (TPC) Stadium Golf
Course and single-family residential homes. Land uses to the south of the Project Site include PGA
Boulevard, and across PGA Boulevard are single-family residential homes. Land uses to the east of the
Project Site include the Jack Nicklaus Tournament Golf Course and an existing clubhouse. Land uses to
the west of the Project Site include PGA Boulevard, and across PGA Boulevard the Arnold Palmer golf
course clubhouse and PGA West Tennis Club.
3.6 GENERAL PLAN DESIGNATION AND ZONING
3.6.1 Existing General Plan Designation and Zoning
The existing General Plan designation for the Project Site is Tourist Commercial (TC). According to the
Land Use Element of the City of La Quinta General Plan:
uses allowed under this [TC] designation are limited to resort hotels, tourist commercial and
recreational land uses, such as destination hotels conference centers and hotels, restaurants and
ancillary retail land uses. Time share projects may also be appropriate under this designation
with the approval of a Conditional Use Permit. A Specific Plan is required in the Tourist
Commercial designation.1
The existing zoning designation for the Project Site is also Tourist Commercial (CT). According to the La
Quinta Municipal Code, Title 9, Zoning, Chapter 9.80, Nonresidential Permitted Uses, the following are
uses allowed under the CT zoning designation: retail uses, general services, office uses and health
services, dining, drinking, and entertainment uses, recreation uses, and public and semipublic uses.
3.6.2 Proposed Project General Plan Designation and Zoning
The proposed General Plan designation for the Project Site is Resort Mixed Use (RMU). According to the
Land Use Element of the City of La Quinta General Plan:
this [RMU] land use designation is intended for projects which propose a wide range of potential
land uses. A minimum of 20 acres is required for any project in this land use designation. Single
1 City of La Quinta Comprehensive General Plan, March 2002, p. 13
hnpact Sciences, Inc. 3.0-5 Eden Rock at PGA West Subsequent E1R
223-12 November 2007
3.0 Project Description
and multi family residential units, and condominium development are permitted in this
designation, as are golf courses, and land uses permitted in the Tourist Commercial STC]
designation. Timeshares, recreational vehicle parks and resorts and mobile home parks and
subdivisions may be permitted with a Specific Plan.
The proposed zoning designation for the Project Site is Tourist Commercial/Residential Specific Plan
Overlay Zone (CT/RSP). The uses allowed for the CT zone in La Quinta Municipal Code, Title 9, Zoning,
Chapter 9.80, Nonresidential Permitted Uses, are described above in the existing zoning designation
section. The uses allowed within a Residential Specific Plan are outlined within the Specific Plan
document, and shall be deemed the governing zoning for the Project Site once approved. Where the
Specific Plan is silent, the City's Zoning Code shall control.
3.7 PROJECT OBJECTIVES
The proposed Project has been designed to meet goals defined in the City of La Quinta's General Plan.
These goals include:
• Land use compatibility throughout the City, its sphere of influence, Planning Area No. 1 and
Planning Area No. 2;
• High quality development which promotes the City's image as "The Gem of the Desert";
• Protection of the natural environment;
• The maintenance and protection of residential neighborhoods to assure that future housing needs are
met;
A broad range of housing types and choices for all residents of the City;
• A balanced and varied economic base which provides a broad range of goods and services to the
City's residents and region; and
• The preservation of open space and recreational resources as a means of preserving and enhancing
the quality of life and economic base of the City.
In addition, the following objectives have been established by the Project Applicant:
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley.
• Incorporate old world architecture and other design features that will complement the existing club
facilities and residences within the PGA West community.
Impact Sciences, Lic• 3.0-6 Eden Rock at PGA West Subsequent E1R
223-12
November 2007
3.0 project Description
• Develop a gated, self-contained community within PGA West that will offer residents access to first
class recreational facilities and amenities.
3.8 PROPOSED PROJECT COMPONENTS
Three different types of residential units; identified as Courtyard, Manor Home and Village units, are
proposed. In addition, a Garden House (clubhouse) will be incorporated, along with an entry gatehouse,
as a part of the Eden Rock at PGA West Project. Figure 3.0-3, Illustrative Proposed Site Plan, displays
the configuration of proposed structures and landscaping in the proposed Project. It is estimated by the
Project applicant that construction of the Project would begin the last quarter of 2008, and would be
completed by the last quarter of 2011.
The Project design includes the higher density (14.3 units per acre net) Village units in the central portion
of the Project. The Village units are two- and three-story unit designs clustered in the center of the site
around the Garden House/clock tower feature. The Courtyard Homes (6.5 units per acre net) are one and
two-story duplex designs and are sited around the south and west Project perimeter along PGA
Boulevard. The Manor Homes (7.8 units per acre net) are one- and two-story triplex units arranged along
the northern Stadium Course boundary of the site. The overall density of the Project is just under seven
units per acre (6.96). Figure 3.0-4, Proposed Site Plan, displays the configuration of proposed
development by structure type (Garden House, Courtyard Homes, etc.).
Entry Gate House
The Entry Gate House will be a 500 -square -foot structure, located in a center island at the entry of the
Eden Rock at PGA West Project, with a porte-cochere treatment over one 14 -foot entry lane, and one
uncovered entry lane of 20 feet in width. The entry gate itself also has two storage enclosures of 208
square feet each, within small shed and gable -roofed structures at either end. For detailed site and design
information in regards to the Entry Gate House, refer to Figure 3.0-5, Entry Gate House Site Plan, and
Figure 3.0-6, Entry Gate House Elevation.
Garden House
The Garden House will consist of 7,122 square feet of building area, which will include a Great Room,
along with exercise and billiard rooms. The building is a complex of smaller structures joined by patios
and trellis covers, with the exception of a 477 -square -foot pool locker building. The focal feature of the
Garden House is a 4 -story clock tower that reaches to 43' 6" in height; this feature has patio levels on the
Impact Sciences, Inc. 3.0-7 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
3.0 Project Description
first three floors, with the functional clock and internals located within the fourth level. The main roof
ridgeline of the Garden House structure is 24 feet 11 inches at its highest point. The Garden House
complex will also include an adult pool, poolside cabanas, a spa, and children's pool. Additional
aesthetic amenities include fountains, fire pit, and a pond with a small stream. The Garden House will be
located in the center of the Project Site. For detailed site and design information in regards to the Garden
House, refer to Figure 3.0-7, Garden House Site Plan, and Figure 3.0-8, Garden House Elevation.
Courtyard Homes
There will be 83 Courtyard Homes designed as two-story duplex structures, with each "courtyard"
consisting of four units in two duplex structures. The Courtyard Homes will be located on the west and
south edges of the Project Site, along PGA Boulevard There will be three different cluster configurations
and five floor plans, with three two-story plans and two single -story plans used (48 of the 83 units are
two-story). The five floor plans range from 1,618 to 2,462 square feet. Preliminary building plans show
building heights from 17 feet 5 inches, to 25 feet 1 inch, to the high ridgeline from finished grade. Each
unit will have a two -car garage with an additional golf cart space. The Courtyard Homes are designed as
free standing homes planned in clusters of four. For detailed site and design information in regards to
the Entry Gate House, refer to Figure 3.0-9, Courtyard Home Site Plan, and Figure 3.0-10, Courtyard
Home Elevation.
Manor Homes
There will be 81 Manor Homes in 27 buildings designed as two-story triplex structures, each with two
ground floor units and one upper floor, or loft, unit. The Manor Homes would be located on the northern
portion of the Project Site. These units are based on three floor plan designs, with floor areas of 2,245,
2,300, and 2,803 square feet. Preliminary building plans show building heights of each structure to be 27
feet 10 inches to the high ridgeline from finish grade. Each unit will have a two -car garage with an
additional golf cart space. The Manor Homes are designed to appear as single-family homes, but are
three attached homes (two side by side, with a third unit as the second story. For detailed site and design
information in regards to the Entry Gate House, refer to Figure 3.0-11, Manor Home Site Plan, and
Figure 3.0-12, Manor Home Elevation.
Impact Sciences, Inc.
223-12
3.0-8 Eden Rock at PGA West Subsequent EIR
November 2007
t
Typical PGA Blvd. SurOtscape —
See Sheet #5
Typical Village Hunte Landscape Plun —
See Sheel #2
Typical Courtyard Home Landscape Plan
Sec Sheet #3
Recrealim Area Landscape Plral
See Sheet 116
FRRIGATION CONCEPT;
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Typical Manor 1-101110 Landscape Plan
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PI.AN•I' I.liCEND
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FIGURE 3.3
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223-12.11 /07
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FRRIGATION CONCEPT;
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h:ou In lu:.l :.n rat • In inwr: IIM14 a�,r vak•.•
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i
Typical Manor 1-101110 Landscape Plan
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PI.AN•I' I.liCEND
I'hamir llael)'Illl`fa DmV 11:.1111
schinue nml lc Calillnoia Pcpllc, T, cc
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SOURCE:GMA
FIGURE 3.3
Illustrative Proposed Site Plan
223-12.11 /07
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SOURCE: Scheurer Architects - September 2007
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223-012.11/07
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FIGURE 3. /
Garden House Site
SQUARE FOOTAGE
RECREATION BUILDING 1122 52_11
LIFEGURAD OFFICE/RR 463 SO. FT,
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223-012.08/07
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FIGURE 3. /
Garden House Site
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'B' ELEVATION
LNOT TO SCALE
'OURCE: Scheurer Architects - January 2007
223-012.08/07
STANDARD CLUSTER PLAN
ROOF PLAN
'A' ELEVATION
FIGURE 3."
Courtyard Home Site Plan
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SOURCE: Scheurer Architects -January 2007
223-012.08,07
I r
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FIGURE 3.11
Manor Home Plan
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3.0 Project Description
Village Homes
There will be 128 attached Village Homes, in eight structures of 16 units each. All eight structures will
incorporate the same plan layout. The Village Homes would be located in the interior portions of the
Project Site. There are eight floor plans, ranging in size from 1,090 to 2,464 square feet. Of these eight
plans, there are three single -story, three two-story and two three-story plans. Preliminary building plans
show the building height of each structure to be 33 feet 4 inches, from finished grade to the highest
ridgeline of the third story. Only Plans B and F will have third -story elements, which will account for
approximately 12.5 percent of the total roof area. Each unit will have a two -car garage. For detailed site
and design information in regards to the Entry Gate House, refer to Figure 3.0-13, Village Home Site
Plan, and Figure 3.0-14, Village Home Elevation.
Architectural Style
The overall architectural style of the Project will reflect elements of Spanish, Mediterranean and Tuscan
influences. The rooflines will utilize shed and gabled design primarily, with turret -style elements, and
ornamental rafter tails. All roofs will be covered with a concrete S -tile. Fagade areas will be a smooth
sand stucco finish, with some wall sections fully covered in stone veneer, matching courtyard and patio
walls. The Manor Homes have upper floor decks, while small balconies with tiled shed -roof awnings are
shown on upper floors of Village and Courtyard units. The overall architecture of the Project will
generally utilize a combination of arched doorways and rectangular windows, with some exceptions.
Finish details include decorative wrought iron, vinyl doors and windows, faux window shutters, painted
wood garage doors and terra cotta trim.
Access
The Project Site would be accessible from PGA Boulevard at (i) a gated entry located on the west side of
the Project Site and (ii) at an emergency only gated entry located in the southeast corner of the Project Site
at the intersection of PGA Boulevard and Spanish Bay. The remainder of the Project Site perimeter will
be enclosed by a wall and would not provide further vehicle access to the Project Site.
3.9 DISCRETIONARY ACTIONS AND ENTITLEMENTS
A series of approvals from the City of La Quinta would be necessary for implementation of the proposed
Project. Discretionary approvals may include, but are not limited to the following:
• General Plan Amendment 2006-107: to amend the La Quinta General Plan Land Use Element from
Tourist Commercial (TC) to Resort Mixed Use (RMU) on the 41.95 -acre Project Site;
Impact Sciences, Inc. 3.0-19 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
3.0 Project Description
• Zone Change 2006-107: to amend the La Quinta Zoning Map, from Tourist Commercial (CT) to
Tourist Commercial/Residential Specific Plan (CT/RSP), on the 41.95 -acre Project Site;
+ Specific Plan 83-002, Amendment #6: Amending the PGA West Specific Plan to implement
development principles and guidelines for a 292 -unit residential condominium Project with a
clubhouse building, common pools, and lighted tennis courts, on the Project Site;
• Tentative Tract Map 32266: A subdivision of 41.95 acres into 97 residential lots, a 1.35 -acre
community center lot, and other common area lots;
• Site Development Permit 2006-852: for site plan and building design approval of 292 one, two, and
three-story condominium units on 41.95 acres, a 7,122 -square -foot recreation building with a 32 -foot
by 72 -foot common pool and a 43.5 -foot -high clock tower feature, and private entry gatehouse; and
Y Development Agreement 2006-011: an agreement to implement a funding mechanism ensuring
payment to the City of La Quinta to financially offset the loss in City revenues created by the
conversion of the original hotel/resort site to residential uses.
Impact Sciences, Inc. 3.0-20 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
LINE OF 3RD FLOOR ROOF i �� � q� i -_, _.... __ _ !!!ppp
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223-012.08/07
FIGURE 3.13
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4.0 AESTHETICS
4.1 INTRODUCTION
This section of the Draft EIR identifies and describes the visual characteristics of the Eden Rock at PGA West site
(Project Site) and assesses the significance of the changes to the visual character of the area that would result from
the implementation of the Project. This analysis incorporates computer photo visual simulations from a study
prepared by RM Design Studios (October 2007), which is provided in Appendix 4.0 of this EIR.
4.2 ENVIRONMENTAL SETTING
4.2.1 PGA West Specific Plan Area
The PGA West Specific Plan Area (PGA West) is accessed by PGA Boulevard at the northern entry to the
community, south of Avenue 54. Madison Street defines a portion of the easterly property boundary; the
southern boundary is defined by Avenue 58, and the westerly by the Santa Rosa Mountains. PGA West is
presently developed with 2,500 single-family residential units and four private golf courses. PGA West is
completely developed with the exception of 15-20 scattered residential lots and the Project Site.
4.2.2 Project Location and Boundaries
Figure 3.0-2, Project Site and Local Vicinity Aerial Photograph in Section 3.0, Project Description,
shows an aerial photograph of the Project Site, which consists of approximately 42 acres located at the
northwest corner of PGA Boulevard and Spanish Bay, the center of the existing PGA West community.
The site is generally bounded by the Tournament Player's Club (TPC) Stadium Golf Course and single-
family residences to the north, the Arnold Palmer Golf Course and PGA West Tennis Club to the west,
and single-family residences and the Jack Nicklaus Tournament Golf Course to the south and east.
4.2.3 Visual Characteristics
As shown in Figure 3.0-2, the Project Site is currently undeveloped, vacant, and partially graded.
Although the terrain of the Project Site undulates, the topography of the Project Site as well as the
surrounding area is relatively flat. The Project Site is currently vacant graded land. There are no species
of concern identified as occurring on this property in the City's General Plan. The site, which is
composed only of compacted soil, older asphalt -concrete pavement and scattered scrub, has been heavily
impacted by previous grading activities and uses such as parking for golf events since the late 1980's.
Additionally, portions of the site have been used as construction staging areas, stockpiling areas, and
other uses associated with construction of the PGA West Specific Plan area over the years. The site is
Impact Sciences, Inc. 4.0-1 Eden Rock at PGA West Subsequent EIR
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4.0 Aesthetics
surrounded on all sides by existing development. No significant native habitat occurs on the site.
Currently, several construction vehicles and construction debris piles exist on the northwest portion of
the site.
Properties adjacent to the Project Site are fully developed with golf course and single-family residential
uses. Residential development within the PGA West Specific Plan area includes a variety of single-family
detached homes, the majority of which are single -story, and single-family attached homes. The
residential areas within the Specific Plan have densities of five to eight units per acre. The Project Site
and adjacent properties, which are located at the lower edge of the foothills of the Santa Rosa Mountains,
offer views of the mountains. The Santa Rosa Mountains are characterized by steep, rocky slopes,
reaching as high as 10,834 feet at the summit of Mount San Jacinto, near Palm Springs. The outcrop of the
Santa Rosa Mountains that extends north along the west side of PGA West is sometimes referred to as
Coral Reef or Little Santa Rosa.
Artificial lighting in the area is limited to lighting associated with existing residential and golf course
development within PGA West. Sources of light include streetlights, outdoor security lighting, golf
course lighting, and interior residential lighting. In the past, PGA West has also illuminated the
mountain slope areas along its western boundary to accentuate night viewing of those areas, though it is
not an approved lighting program by the City. There are no permanent, artificial light sources found on
the Project Site itself.
4.2.4 Existing Views
Visibility of the Project Site from the surrounding area and the nearest major public streets is largely
limited by topography, distance to the site and the presence of existing development within PGA West.
As a result, views of the Project Site are limited to vantage points within PGA West. Typical views of the
Project Site from northwest, southwest, southeast, and northeast of the site are shown in Figures 4.0-1
through 4.0-4.1
Figure 4.0-1 depicts the existing view from northwest of the Project Site on PGA Boulevard
approximately 200 feet north of the PGA West Clubhouse entrance facing southeast. As shown in this
photograph, a landscaped median along PGA Boulevard and a grass -covered low berm are in the
foreground. In the middle ground is the Project Site. It is currently surrounded by a landscaped
1 Please note that the scattered poles shown in photographs of the existing Project Site were added to the Project
Site for purposes of a visual simulations study; therefore, they are not considered a part of existing visual
conditions for purposes of this analysis.
Impact Sciences, hic. 4,0-2 Eden Rocket PGA West Subsequent EIR
223-12 November 2007
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-1
�View�IromNorthwest�oltle�Iroje�cllite
223-012.10/07
4.0 Aesthetics
parkway and temporary fencing that substantially blocks the views of the 42 -acre Project site. The view
into the site shows the largely vacant, graded nature of the Site and scattered vegetation. In the far
background of this photograph, palm trees mark the existing roundabout at the Spanish Bay entry, just
southeast of the TPC Stadium Course clubhouse.
Figure 4.0-2 depicts the existing view from southwest of the Project Site facing northeast across PGA
Boulevard at the Jack Nicklaus entry gate to the southeast residential areas. In the foreground is a water
feature that marks the entry to the Jack Nicklaus Tournament Golf Course and PGA Boulevard. In the
middle ground, the Project Site is shown surrounded by green fencing, while views into the site — to the
extent not currently obstructed by mesh fencing -- reveal its vacant, graded condition. Vegetation is
scattered throughout the site. In the background are the distant Little San Bernardino Mountains.
Figure 4.0-3 depicts the existing view from southeast of the Project Site facing northwest at the
intersection of PGA Boulevard and Spanish Bay Road. The foreground shows the intersection between
PGA Boulevard, bisected by landscaped medians, and Spanish Bay Road. In the middle ground is the
Project Site, which is surrounded by a landscaped parkway and fencing lined with vegetation. The
outcrop of the Santa Rosa Mountains forms the dominant background view.
Figure 4.0-4 depicts the existing view from northeast of the Project Site overlooking the practice range at
the TPC Stadium Golf Course clubhouse, facing southwest. The foreground shows the practice range,
bordered by trees on either side. Beyond the practice range is the strip of fencing that presently
encompasses the Project Site. In the more distant background are the Santa Rosa Mountains.
4.3 IMPACT ANALYSIS
4.3.1 Significance Thresholds
The following thresholds for determining the significance of impacts related to aesthetics are contained in
the environmental checklist form contained in Appendix G of the most recent update of the California
Environmental Quality Act (CEQA) Guidelines. For the purposes of analysis in this EIR, impacts related to
aesthetics are considered significant if implementation of the Project would:
■ Have a substantial adverse effect on a scenic vista.
• Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway.
• Substantially degrade the existing visual character or quality of the site and its surroundings.
Impact Sciences, Inc. 4.0-4 Eden Rock at PGA West Subsequent E1R
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4.0 Aesthetics
• Create a new source of substantial light or glare that would adversely affect day or nighttime views
in the area.
4.3.2 Proposed Development
The Project would subdivide the approximately 42 -acre site into a condominium subdivision of 292
duplex, triplex and sixteen-plex residential units. Eighty-three of these units would be single-family
attached Courtyard Homes, which would be located on the western and southern edges of the Project Site
and range between approximately 17 and 25 feet (one to two stories) in height. Eighty-one of the
proposed units would be Manor Homes, which would be located on the northern edge of the Project Site
and approximately 27 feet (two stories) in height. The remaining 128 units would be Village Homes,
which would be located in the interior of the Project Site and up to approximately 33 feet (three stories) in
height. The Garden House, the proposed community center, would also be located in the interior of the
site and would be approximately 24 feet in height. The focal feature of the Garden House is a clock tower
with a proposed height of approximately 43 feet.
Architectural Standards
The aesthetic character of the Project will be defined by the architectural standards and styles specified in
the proposed amendment to the Specific Plan, including the siting of structures and the design of
streetscapes, entryways and landscaped areas. The overall architecture of the Project reflects elements of
Spanish, Mediterranean and Tuscan influences. The rooflines primarily utilize shed and gabled design,
with some hip and turret -style elements and ornamental rafter tails; all roofs would be covered with a
Spanish -style concrete S -tile. Fagade areas would be a smooth sand stucco finish, with some wall sections
fully covered in stone veneer, matching courtyard and patio walls. The Manor homes have upper floor
decks, while the Village and Courtyard units have small balconies with tiled shed -roof awnings. The
overall architecture of the Project generally utilizes a combination of arched doorways and rectangular
windows. Finish details include decorative wrought iron, vinyl doors and windows, faux window
shutters, painted wood garage doors and terra cotta trim.
Landscaping and Open Space
The landscaping plans provide preliminary plant palettes and conceptual landscape design for the typical
unit cluster areas, PGA Boulevard, entry and common areas, including the Garden House. The use of
Date Palm, Citrus, and other species typically seen throughout the desert is proposed to complement the
existing plant palette used within PGA West. Specifically, the preliminary landscaping palette includes
Date Palms, Magnolias, Fan Palms, and Orchid trees, as well as several varieties of shrubs and
Impact Sciences, Inc. 4.0-5 Eden Rock at PGA West Subsequent EIR
223-12
November 2007
0
SOURCE: RM Uesign Studio - Urtcber 2UU/
FIGURE 4.0_3
1-1 Existing View from Southeast of the Project Site
223-012-10/07
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-4
Existing View from Northeast of the Project Site
223-012-10/07
4.0 Aesthetics
groundcover such as Mexican Bird of Paradise, Carpet Rose, Sage, and Lavender. The Project
incorporates approximately 13 acres of open space including 3.6 acres of active open space. The proposed
interior open space area would contain large turf expanses and flowering trees to create vistas and focal
points. Massing of a variety of shrub species are proposed along the pedestrian routes throughout the
Project.
Grading and Construction
The entire Project Site would be mass graded in one continuous grading operation with an expected
duration of approximately 90 days. This includes lowering the Project Site approximately 0.6 foot below
existing grade in order to balance the site. The excavation, grading, and fill activities will result in a total
of approximately 194,600 cubic yards of cut and 235,430 cubic yards of fill, with 11,565 cubic yards of the
fill material being imported.2
The proposed grading plan would terrace the building pads at lower elevations as the site slopes to the
south. Some grade transitions, particularly between the Village and Manor Homes, would require
staggered stairs to connect the pedestrian pathways between these units. The grade variations range
from 9 to 12 feet along this slope, and the Village Homes pad grades are generally about 10 feet below
those of the Manor Homes located along the north portions of the site. This grade differential serves to
reduce the visibility of the Village units from off-site vantage points. The proposed perimeter wall would
have a maximum height of 6 feet and as mentioned previously, proposed structures along the Project Site
perimeter would be a maximum of two stories and have a maximum height of approximately 27 feet.
Taller structures proposed to have a maximum height of approximately 33 to 43 feet would be located in
the interior of the site and would not be visible from off-site uses adjacent to the Project Site. These
design considerations would limit the potential for impacts from off-site adjacent uses.
4.3.3 Project Impacts
Have a substantial adverse effect on a scenic vista?
Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
There are no scenic or historic resources located on the Project Site. The Project Site is currently vacant
graded land. There are no species of concern identified as occurring on this property in the City's
General Plan. The site, which is composed only of compacted soil, sand, older asphalt -concrete pavement
2 MDS Consulting, Tentative Tract Map No. 33226, Planning Area I1I, Eden Rock at PGA West, June 18, 2007.
Impact Sciences, Inc. 4.0-9 Eden Rock at PGA West subsequent EIR
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4.0 Aesthetics
and scattered scrub, has been heavily impacted by previous grading activities and uses such as parking
for golf events since the late 1980's and modular offices for the prior owner, KSL Recreation.
Additionally, portions of the site have been used as construction staging areas, stockpiling areas, and
other uses associated with construction of the PGA West Specific Plan area over the years. The site is
surrounded on all sides by existing development. No significant native habitat occurs on the site. The
Project would modify the existing topography of the site by grading the site to create the building pads.
Since the Project would result in the construction of residential dwelling units on presently vacant land,
the Project would alter existing views of and around the site.
Figure 4.0-5 illustrates 12 locations from which photographs of the Project Site were taken and visual
simulations of the Project prepared. Locations 1 through 8 are located generally west and southwest of
the site; Locations 9 and 10 are southeast of the site; and Locations 11 and 12 are northeast and northwest
of the site, respectively.
Views from the West and Southwest
Figures 4.0-6 through 4.0-13 illustrate views of the Project Site from Locations 1 through 8, which are
vantage points located generally west and southwest of the site along PGA Boulevard, under existing
conditions and with construction of the proposed Project. As shown in Figures 4.0-6 and 4.0-7, existing
foreground views from PGA Boulevard approximately 200 and 150 feet north of the Arnold Palmer Golf
Course Clubhouse entrance, respectively, consist of existing development within PGA West, including
landscaped medians and parkways. In the middle ground, existing views of the Project Site are defined
by the landscaped parkway along PGA Boulevard, temporary fencing which surrounds the Project Site,
and the partially graded, vacant interior containing scattered vegetation.
As can be seen in Figure 4.0-6, the view from Location 1 with Project implementation includes the
masonry wall, a cluster of Courtyard Homes, and several palm trees throughout the Project Site. The
vantage point is oriented towards the proposed on-site clock tower feature. Although it is the tallest
proposed structure, the clock tower is not visible from this vantage point due to the site topography and
clustered row of Courtyard Homes.
Figure 4.0-7 provides a closer view of the Project from Location 2, approximately 150 feet north of the
Arnold Palmer Golf Course Clubhouse. As can be seen, the wall surrounding the Project is partially
screened by landscaping. The rooflines of Courtyard Homes and new on-site palm trees are visible just
above the wall.
Impact Sciences, Inc. 4.0-10 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
• to •
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NOT TO SCALE
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View 1: Existing
View 1: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-6
Location 1, View from PGA Blvd. 200 feet north of the PGA West Clubhouse entrance
looking southeast towards proposed clock tower.
223-012.10/07
View 2: Existing
View 2: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0- /
TI Location 2, View from PGA Blvd. 150 feet north of the PGA West Clubhouse entrance
looking east-southeast towards proposed Courtyard and Manor Homes
223-012.10/07
4.0 Aesthetics
As shown in Figure 4.0-8, the existing foreground view from Location 4, which is the Arnold Palmer Golf
Course Clubhouse parking lot entry drive, consists of a median strip with ornamental landscaping
bisecting a paved driveway; shade and palm trees border the driveway on either side. The middle
ground view consists of PGA Boulevard and the partially paved portion of the Project Site. A cluster of
shade trees is visible across the Project Site. In the background are the Little San Bernardino Mountains,
which are barely visible beyond the Project Site due to distance and intervening vegetation.
In Figure 4.0-9, the view from Location 4 after Project implementation includes the rooflines and upper
stories of the Courtyard Homes behind the wall that would surround the site. Several new on-site palm
trees are also visible. However, as can be seen, the Project would intermittently obstruct the existing view
of the Little San Bernardino Mountains from this vantage point.
As shown in Figure 4.0-10, the existing foreground view from Location 5, which is the Arnold Palmer
Golf Course Clubhouse parking lot exit, consists of PGA Boulevard and a landscaped median with
ornamental vegetation and a decorative sign. In the middle ground is the Project Site, which is
surrounded by a grass parkway, temporary fencing and a row of shade trees; no views into the Project
Site are offered from this vantage point.
As shown in Figure 4.0-10, with Project implementation, the landscaped wall surrounding the site and
the rooflines and upper stories of the proposed Courtyard Homes would be visible from Location 5.
Three existing shade trees partially obstruct views of the Project along a portion of PGA Boulevard.
Figure 4.0-11 illustrates the existing view from Location 6, which is on PGA Boulevard approximately 650
feet north of the Jack Nicklaus Entry Gate. As shown, a grass parkway and PGA Boulevard are in the
foreground, beyond which is the Project Site. Temporary fencing surrounding the site and three shade
trees fronting the Project Site are visible from this vantage point. The tops of various trees in the
background are visible over the fencing. No views into the Project Site are offered from this vantage
point.
As shown in Figure 4.0-11, the view from Location 6 with Project implementation consists of the rooflines
of the proposed Courtyard Homes and the landscaped wall surrounding the site.
Figures 4.0-12 and 4.0-13 (Locations 7 and 8, respectively), which are located generally southwest of the
site along PGA Boulevard, illustrate views of the Project Site under existing conditions and with
construction of the proposed Project. As shown in Figure 4.0-12, existing foreground views from
Location 7, which is the Jack Nicklaus Golf Course Entry Gate, consist of the entry improvements,
including a water feature and ornamental vegetation. In the middle ground, existing views of the Project
Site are defined by the landscaped parkway along PGA Boulevard, the temporary fencing that surrounds
Impact Sciences, Inc. 4.0-14 Eden Rock at PGA West Subsequent EI R
223-12 November 2007
r
4.0 Aesthetics
the Project Site, and the partially graded, vacant interior of the site. Scattered vegetation and a tree are
also visible on the site. The Little San Bernardino Mountains are visible in the distant background
beyond the Project Site.
Figure 4.0-13 illustrates the existing view from Location 8, which is approximately 200 feet west of the
Jack Nicklaus Golf Course Entry Gate. In the foreground are PGA Boulevard and a landscaped median
that contains a utility box. In the middle ground are the landscaped parkway and temporary fencing
currently surrounding the Project Site. Views of the site's interior are slightly visible and reveal the
vacant nature of the site. The Little San Bernardino Mountains are visible in the distant background
beyond the Project Site.
As shown in Figures 4.0-12 and 4.0-13, with Project implementation, views of the Project Site from
Locations 7 and 8 would include the second stories and rooflines of the proposed Courtyard Homes.
These structures obstruct views of the taller Village Homes, which are concentrated on the interior of the
Project Site. The solid, landscaped wall surrounding the Project Site would visually separate the Project
from existing development. Additionally, on-site landscaping, especially palm trees, would be visible.
However, the Project would almost completely obstruct the existing distant views of the Little San
Bernardino Mountains from Locations 7 and 8.
In summary, with construction of the Project as proposed, views of the western and southwestern portion
of the Project Site from Locations 1 through 8 would include the rooflines and upper stories of the
proposed Courtyard Homes. Views of the taller Village Homes, which are concentrated on the interior of
the Project Site, would be largely obstructed by the Courtyard Homes. A masonry wall is proposed along
the perimeter of the site and is partially screened by new landscaping along PGA Boulevard. The color
and texture of the wall would match that of the proposed on-site structures. Additionally, on-site
landscaping, including palm trees, would be visible. The Project would almost completely obstruct the
existing distant views of the Little San Bernardino Mountains from Locations 7 and 8.
Additionally, Figure 4.0-8 illustrates the view from Location 3, which is oriented from a location on the
Project Site facing west. Under current conditions, a vacant parking lot and scattered vegetation define
the Project Site against a backdrop of the Santa Rosa Mountains. With Project implementation, the
proposed Courtyard Homes have been developed in place of the parking lot; however, views of the Santa
Rosa Mountains from this on-site location are marginally reduced due to the height of the structures.
Impact Sciences, lac. 4.0-15 Eden Rock at PGA West Subsequent EIR
223-12
November 207
View 3: Existing
View 3: With Project
SOURCE: RM Design Studio - October 2007
FIGURE4.0-8
Location 3, View from Courtyard Home looking west towards PGA Blvd.
223-012.10/07
View 4: Existing
View 4: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-9
Location 4, View from PGA West Clubhouse parking lot entry drive, looking east
towards proposed Courtyard and Manor Homes
223-012.10/07
View 5: Existing
View 5: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-10
Location 5, View from PGA West Clubhouse parking lot exit looking east-southeast
towards proposed Courtyard and Village Homes
223-012.10/07
View 6: Existing
View 6: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-11
Location 6, View from PGA Blvd. 650 feet northwest of the Jack Nicklaus Entry Gate
looking east-southeast towards proposed Courtyard Homes
223-012.10/07
View 7: Existing
View 7: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-12
Location 7, View from PGA Blvd. at Jack Nicklaus Entry Gate looking north-northeast
towards proposed Courtyard Homes Village Homes and clock tower
223-012.10/07
View 8: Existing
View 8: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-13
11-1 Location 8, View from PGA Blvd. 200 feet west of Jack Nicklaus Blvd.
looking northeast towards proposed Courtyard Homes.
223-012.10/07
4.0 Aesthetics
Views from the Southeast
Figures 4.0-14 and 4.0-15 illustrate views of the Project Site from Locations 9 and 10, respectively, which
are located generally southeast of the site, under existing conditions and with Project implementation. In
I Figure 4.0-14, views from Location 9 currently consist of the intersection of Spanish Bay Road and PGA
Boulevard in the foreground, the Project Site in the middle ground, and the Santa Rosa Mountains in the
background. A few palm trees and dense vegetation are located on the parkway along PGA Boulevard in
front of the fencing. With Project implementation, views of the Project Site from Location 9 would
include the upper stories and rooflines of the proposed Courtyard and Manor Homes. These structures
obstruct views of the taller Village Homes, which are concentrated on the interior of the Project Site. The
solid, landscaped wall surrounding the Project Site visually separates the site from existing development.
Additionally, on-site landscaping, including palm trees, would be visible and would complement existing
f landscaped features in PGA West. The view of the lower portion of the Santa Rosa Mountains from
d Location 9 is obstructed by the rooflines of the proposed structures. However, views of the middle and
t
upper portions of the Santa Rosa Mountains, including the ridgeline, are visible in the background.
Additionally, several palm trees added to site would be visible.
In Figure 4.0-15, views currently consist of the TPC Stadium Golf Course Clubhouse parking lot in the
foreground, the Project Site in the middle ground, and the Santa Rosa Mountains in the background.
With Project implementation, views of the Project Site from Location 10 would include the upper stories
and rooflines of the proposed Courtyard and Manor Homes. These structures obstruct views of the taller
Village Homes, which are concentrated on the interior of the Project Site. The solid, landscaped wall
surrounding the Project Site visually separates the site from existing development. Additionally, on-site
landscaping, including palm trees, would be visible and would complement existing landscaped features
in PGA West. The rooflines of the proposed structures and palm trees partially obstruct views of the
lower portion of the Santa Rosa Mountains, but the peaks and ridgelines are still visible.
Views from the North
Figures 4.0-16 and 4.0-17 illustrate views of the Project Site from Locations 11 and 12, which are located
generally northeast and northwest of the site, respectively, within the TPC Stadium Golf Course, under
existing conditions and with construction of the Project. In Figure 4.0-16, the view from Location 11
currently consists of the TPC Stadium course clubhouse practice range in the foreground, the fence
bordering the Project Site in the middle ground, and the Santa Rosa Mountains in the background. With
Project implementation, views of the Project Site from Location 11 would include the upper stories and
rooflines of the proposed Manor Homes. These structures obstruct views of the taller Village Homes,
which are concentrated on the interior of the Project Site. Furthermore, the solid wall surrounding the
Impact Sciences, Inc. 4.0-22 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
4.0 Aesthetics
Project Site visually separates the Project from the existing golf course. Proposed on-site landscaping,
notably clusters of palm trees, would also be visible. Views of the lower portions of the Santa Rosa
Mountains would be obstructed by the rooflines of the Project. However, the middle and upper portions
of the mountains, including the ridgeline, would remain visible.
In Figure 4.0-17, the view from Location 12, from Pete Dye, currently consists of a golf course hole, golf
cart pathway and lake feature in the foreground, the Project Site fencing in the middle ground, and the
Santa Rosa Mountains in the background. With Project implementation, views of the Project Site from
Location 12 would include the upper stories and rooflines of the proposed Manor Homes. These
structures obstruct views of the taller Village Homes, which are concentrated on the interior of the Project
Site. Furthermore, the solid wall surrounding the Project Site visually separates the Project from the
existing golf course. Proposed on-site landscaping, notably clusters of palm trees, would also be visible.
Views of the lower portions of the Santa Rosa Mountains would be obstructed by the rooflines of the
Project. However, the middle and upper portions of the mountains, including the ridgeline, would
remain visible.
Clock Tower Views
The Garden House incorporates a clock tower feature that identifies the central location of the community
gathering area. Since the feature is four stories, and approximately 43 feet in height, it is the tallest
proposed structure on the site. Although several of the views analyzed above are directed toward the
clock tower, these views indicate that the tower would not be visible from outside the Project Site. The
views shown in Figures 4.0-6, 4.0-12, and 4.0-14 are each oriented towards the proposed clock tower.
However, as the simulations demonstrate, views of the clock tower are obstructed by the proposed
residential structures located along the Project Site perimeter.
Scenic Highways
The Project Site is not visible from any designated scenic highways. The California Department of
Transportation has listed several highways that are officially designated scenic highways or eligible for
designation. There are no officially designated scenic highways near the Project. The closest highway
segment that is eligible for designation is Route 111 between Interstate 10 to the north and Route 74 to the
south in the City of Palm Desert.3 The Project Site is located approximately 12 miles from the southern
boundary of the portion of Route 111 eligible for scenic highway designation; the line of sight between
this point and the Project Site is interrupted by the Santa Rosa Mountains.
3 California Department of Transportation, "California Scenic Highway Program," 18 October 2007,
<http://www.dot.ca.gov/hq/LandArch/scenic highways/scenic_hwy.htm >.
Impact Sciences, Inc. 4.0-23 Eden Rock at PGA West Subsequent EIR �
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i_
View 9: Existing
View 9: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.014
Location 9, View from PGA Blvd. at Spanish Bay Road looking northwest
towards proposed Courtyard Homes and clock tower.
223-012.10107
View 10: Existing
View 10: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-15
Location 10, View from Stadium Clubhouse Parking Lot looking northwest towards proposed Manor Homes.
223-012.10/07
View 11: Existing
View 11: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0-16
Location 11, View from Oakmont Street overlooking Stadium Golf Course
looking southwest towards proposed Manor Homes.
223-012.10/07
View 12: Existing
View 12: With Project
SOURCE: RM Design Studio - October 2007
FIGURE 4.0_1 /
Location 12, View from Pete Dye Drive overlooking Stadium Golf Couse
looking south-southeast towards proposed Manor Homes.
223-012.10/07
•I
4.0 Aesthetics
The City of La Quinta General Plan designates several image corridors. Image Corridors are defined as
significant public viewsheds on major roadways that require special landscaping treatment and building
setbacks. No image corridors occur adjacent to the Project Site. The closest image corridors to the Project
Site are the Avenue 54, Jefferson Street, and Madison Street corridors.4 However, these corridors are
located outside PGA West and do not offer direct line of sight to the Project Site due to intervening
structures and vegetation. PGA Boulevard itself is a private residential street not subject to any image
corridor designation. Therefore, impacts to views from scenic highways and City of La Quinta
designated image corridors would not be significant.
Based on the view analysis, the Project would not substantially alter existing views due to the relative flat
topography within PGA West and the distance between the Project Site and the viewpoints. The massing
and building heights of the proposed structures allow views above and around the Project Site such that
views of the Santa Rosa Mountains and golf course landscapes are not significantly degraded. This is
partially accomplished by the clustering of the taller structures, including the Village Homes and the
clock tower feature, on the interior of the site. Although the Project would obstruct views of the distant
Little San Bernardino Mountains from several vantage points, these mountains are located across the
Coachella Valley and are not visually prominent from the Project Area. Significant views of the Santa
Rosa Mountains, on the other hand, would be preserved. Therefore, the obstruction of views of the Little
San Bernardino Mountains is not considered a significant impact. Therefore, the Project would not have a
significant impact on views and scenic resources.
Substantially degrade the existing visual character or quality of the site and its surroundings?
The Project Site is currently vacant graded land. The site is surrounded on all sides by existing
development. No significant native habitat occurs on the site.
The Project would introduce development onto the Project Site that is consistent in design and use with
the PGA West Specific Plan Area. Existing development within PGA West is primarily single -story,
detached and attached single-family condominium homes. Many areas within PGA West have net
densities between five and eight units per acre, such as the 8-plex Greens, and 6-plex Medalist units. The
Project would have net densities of 6.5 units per acre for the Courtyard Homes, 7.8 units per acre for the
Manor Homes, and 14.3 units per acre for the Village Homes; the overall density would be just under 7
units per acre. Therefore, the Project density is compatible with existing densities within PGA West.
Additionally, the proposed Project would maintain connectivity with adjacent golf courses by preserving
the golf course path around the site.
4 City of La Quinta Comprehensive General Plan, March 2002, "Exhibit 3.6, Image Corridors."
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4.0 Aesthetics
r
The proposed Project would replace currently vacant and partially graded land that includes dirt
stockpiles and remnants from construction staging and demolition, improving the aesthetic appearance
of site under existing conditions. As such, development of the site as proposed would complete the
buildout of the PGA West Specific Plan as a golf -oriented resort and residential development. The Project
has been designed to be consistent with the visual character of the PGA West community, including
landscaped perimeter setbacks for privacy and exclusivity for the community. The architecture and
landscaping, including the use of Date Palm, Citrus, and other species typically seen throughout the
desert, complement the existing aesthetic character of PGA West. Development of the Project Site is
determined to be consistent with the design guidelines in the PGA West Specific Plan as amended, and
would not only complete, but also be consistent with, existing development within PGA West. Therefore,
the Project would not have a significant impact regarding the visual character or quality of the site and its
surroundings.
Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area?
Light is emitted by existing uses located near the Project Site, including ambient lighting in adjacent
residential neighborhoods and golf course lighting. None of these lights are considered exceptionally
bright or uniquely noticeable, and would be considered typical of any residential or golf course area. As
the Project Site is vacant, no lighting currently occurs on-site.
The Project would increase the amount of glare (including reflected light) generated on the Project Site
during the day and would increase the amount of light generated during the night. Although the details
of the Project lighting plan are not known at this time, lighting would be required to meet applicable City
of La Quinta standards, consistent with the standards already applied in other parts of PGA West. The
reflection of sunlight off the glass windows of structures, automobiles, and trucks would primarily
generate the daytime sources of glare. Nighttime sources of light would include streetlights, interior
lights, outdoor architectural lighting, and the headlights of vehicles.
The light and glare generated by the Project would be typical of residential neighborhoods such as those
adjacent to the Project Site. Additionally, the site would be fully surrounded by an approximately 6 -foot -
tall solid masonry wall that would decrease the visibility of light and glare generated by the Project and
block headlights from vehicles traveling within the Project Site. Furthermore, the Project Site is
surrounded by existing developed residential and golf course uses, and the uses proposed by the Project
would be subject to the lighting standards contained in the PGA West Specific Plan, as amended, and the
City's Lighting "Dark Sky" Ordinance,51which prohibits the spillage of lighting off a Project Site and
5 Sections 9.60.160 and 90.100.150 of the City of La Quinta Municipal Code
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4.0 Aesthetics
keeps the general level of light in the City at a minimum. Therefore, potential impacts due to light and
glare would be less than significant.
4.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are necessary.
4.5 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan EIR, buildout of the General
Plan will result in the continued development of a variety of residential, commercial, and limited
industrial structures, as well as golf courses and other resort developments. New structures, signage,
parking lots, utility infrastructure, lights, and other elements of the built environment will result in
additional visual impacts that could adversely affect surrounding viewsheds. Additionally, continued
urbanization in undeveloped areas will permanently alter the topography and appearance of the valley
floor to a man-made built environment, which is a significant impact. However, the Project would not
significantly contribute to this impact, given the Project Site's central location within presently developed
PGA West. As stated in the City of La Quinta Comprehensive General Plan EIR,6 the cumulative
aesthetic impact would be less than significant provided that new development incorporate landscape
design and building materials that complement the native desert environment, underground utility lines
where feasible, limit outdoor lighting to an intensity sufficient for security, and limit the locations and
sizes of signage.
4.6 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related aesthetics are anticipated.
6 City of La Quinta Comprehensive General Plan Draft EIR, .SCH No. 2000091023, July 2001,111-162.
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1 _.
5.0 AIR QUALITY
5.1 INTRODUCTION
This section describes the air quality impacts associated with implementation of the proposed Project. This section
provides a discussion of local and regional ambient air quality, a comparison of existing air quality to applicable
local, state, and federal standards and an evaluation of potentially significant air quality impacts associated with
construction and operation of the land uses for the proposed Project.
5.2 METHODOLOGY
The methodology used to evaluate the air quality impacts associated with construction and operation of
the proposed Project is based on the South Coast Air Quality Management District's (SCAQMD) CEQA
Air Quality Handbook, the URBEMIS2007 (Version 9.2) Environmental Management Software, and
information provided in the URBEMIS2007 v9.2.2 User's Manual.1 URBEMIS2007 is an update the
previous model, URBEMIS2002 (Version 8.7), and uses the California Air Resources Board's (CARB)
EMFAC2007 model for on -road vehicle emissions and the CARB's OFFROAD2007 model for off-road
vehicle emissions. URBEMIS2007 also calculates emissions of fine particulate matter (PM2.5), which the
previous version did not. Many of the calculations and equations from the previous version are retained
in URBEMIS2007. Therefore, this analysis also relies on information contained in the Software Users'
Guide [for] URBEMIS2002 for Windows with Enhanced Construction Module (April 2005).2 The air quality
impacts are also estimated based on information and estimated activity levels provided by the applicant
as well as data from similar projects. Additionally, some elements of this analysis are based on data
provided in other sections of this Subsequent EIR; for example, trip generation rates and a carbon
monoxide (CO) hotspots analysis are based on the traffic impact analysis prepared for this Project (refer
to Section 11.0, Transportation, Traffic, Parking, and Circulation).
Development of the proposed Project would generate air emissions from a wide variety of stationary and
mobile sources. Stationary source emissions would be generated by on-site construction activities,
equipment, and consumption of natural gas once the proposed uses are occupied. Mobile source
emissions would be generated by motor vehicle travel and heavy-duty equipment usage associated with
construction activities and occupancy of the proposed development.
1 Rimpo and Associates. URBEMIS2007 Version 9.2.2. [Online] September 18, 2007 <http://www.urbemis.com>,
2 Rimpo and Associates. URBEMIS2002 Version 8.7.0. [Online] June 29, 2007 <http://www.urbemis.com>.
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5.0 Air Quality
5.3 EXISTING CONDITIONS
5.3.1 Regional Climate
Air quality is affected by both the rate and location of pollutant emissions. It is also heavily influenced by
meteorological conditions that affect the movement and dispersal of pollutants. Atmospheric conditions
such as wind speed, wind direction, and air temperature gradients, along with local topography, strongly
affect the relationship between pollutant emissions and air quality.
The SCAQMD has jurisdiction over an area of approximately 10,743 square miles, consisting of the four -
county South Coast Air Basin (Orange County and the non -desert portions of Los Angeles, Riverside, and
San Bernardino Counties), and the Riverside County portions of the Salton Sea Air Basin and Mojave
Desert Air Basin. The proposed Project is located within the Riverside County portion of the Salton Sea
Air Basin (SSAB or Basin) in the Coachella Valley. The Coachella Valley is located within the rain
shadow of the San Jacinto, San Gorgonio, and Santa Rosa Mountains. The result is a dry climate with an
average annual rainfall of 2 to 4 inches. Temperatures vary widely in the valley, ranging from wintertime
lows of approximately 40 degrees Fahrenheit (°F) to summertime highs well over 100° Fahrenheit. Heavy
winds characterize the area and windstorms are common, particularly in the spring months. The dry
climate, heavy winds, and local soil type result in high respirable particulate matter (PMio) levels.
Air pollutants within the Basin are generated by both stationary and mobile sources. One type of
stationary source is known as a "point source," which has one or more emission sources at a single
facility. The other type of stationary source is the "area source," which is widely distributed and
produces dispersed emissions. Point sources are usually associated with manufacturing and industrial
uses, and include sources that produce electricity or process heat, such as refinery boilers or combustion
equipment, and may also include commercial establishments like gasoline stations, dry cleaners, or char
broilers in restaurants. Examples of area sources include residential water heaters, painting operations,
lawn mowers, agricultural fields, landfills, and consumer products such as barbecue lighter fluid or hair
spray. "Mobile sources" refer to operational and evaporative emissions from motor vehicles. They
account for 98 percent of the carbon monoxide (CO) emissions, nearly all of the sulfur oxides (SOx)
emissions, 97 percent of the oxides of nitrogen (NOx) emissions, and approximately 57 percent of the
volatile organic compounds (VOC) found within the Riverside County portion of the Basin.3
3 California Air Resources Board
County - Salton Sea Air
emseicl-query.php>.
Emission Inventory Data, 2006 Estimated Annual Average Emissions: Riverside
Basin. [Online] October 11, 2007 <http://www.arb.ca.gov/app/emsinv/
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5.3.2 Existing Air Quality
Regional Air Quality
The determination of whether a region's air quality is healthful or unhealthful is determined by
comparing contaminant levels in ambient air samples to national and state standards. Health -based air
quality standards have been established by California and the federal government for the following
criteria air pollutants: ozone (03), CO, nitrogen dioxide (NO2), sulfur dioxide (SO2), PMio, PM25, and lead.
These standards were established to protect sensitive receptors with a margin of safety from adverse
health impacts due to exposure to air pollution. The California standards are more stringent than the
federal standards and in the case of Mc) and SO2, much more stringent. California has also established
standards for sulfates, visibility -reducing particles, hydrogen sulfide, and vinyl chloride. The state and
national ambient air quality standards for each of the monitored pollutants and their effects on health are
summarized in Table 5.0-1, Ambient Air Quality Standards.
Table 5.0-1
Ambient Air Quality Standards
Air Federal Primary
Pollutant State Standard Standard
Most Relevant Health Effects
Ozone 0.070 ppm, 8 -hr avg. 0.08 ppm, 8 -hr avg. (3-
(a) Pulmonary function decrements and localized
0.09 ppm, 1 -hr. avg. year average of annual
lung edema in humans and animals; (b) Risk to
4111 -highest daily
public health implied by alterations in
maximum)
pulmonary morphology and host defense in
animals; (c) Increased mortality risk; (d) Risk to
public health implied by altered connective
tissue metabolism and altered pulmonary
morphology in animals after long-term
exposures and pulmonary function decrements
in chronically exposed humans; (e) Vegetation
damage; and (f) Property damage
Carbon 9.0 ppm, 8 -hr avg. 9 ppm, 8 -hr avg.
(a) Aggravation of angina pectoris and other
Monoxide 20 ppm, 1 -hr avg. 35 ppm, 1 -hr avg.
aspects of coronary heart disease; (b) Decreased
exercise tolerance in persons with peripheral
vascular disease and lung disease; (c)
Impairment of central nervous system functions;
and (d) Possible increased risk to fetuses
Nitrogen 0.25 ppm, 1 -hr avg. 0.053 ppm, annual
(a) Potential to aggravate chronic respiratory
Dioxide' arithmetic mean
disease and respiratory symptoms in sensitive
groups; (b) Risk to public health implied by
pulmonary and extra -pulmonary biochemical
and cellular changes and pulmonary structural
changes; and (c) Contribution to atmospheric
discoloration
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5.0 Air Quality
Air
Pollutant
State Standard
Federal Primary
Standard
Most Relevant Health Effects
Sulfur
0.04 ppm, 24 -hr avg,
0.030 ppm, annual
Bronchoconstriction accompanied by symptoms
Dioxide
0.25 ppm, 1 -hr. avg.
arithmetic mean
which may include wheezing, shortness of
0.14 ppm, 24 -hr avg.
breath and chest tightness, during exercise or
physical activity in person with asthma
Respirable
20 pg/m3, annual
150 pg/m3, 24 -hr avg.
(a) Exacerbation of symptoms in sensitive
Particulate
arithmetic mean 50
patients with respiratory or cardiovascular
Matter
µg/m3, 24 -hr avg.
disease; (b) Declines in pulmonary function
(PMio)
growth in children; and (c) Increased risk of
premature death from heart or lung diseases in
the elderly
Fine
12 µg/m3, annual
15 µg/m3, annual
(a) Exacerbation of symptoms in sensitive
Particulate
arithmetic mean
arithmetic mean
patients with respiratory or cardiovascular
Matter
(3 -year average)
disease; (b) Declines in pulmonary function
(PM2.5)
35 pg/m3, 24 -hr avg.
growth in children; and (c) Increased risk of
(3 -year average of 981h
premature death from heart or lung diseases in
percentile)
the elderly
Sulfates
25 µg/m3, 24 -hr avg.
None
(a) Decrease in ventilatory function; (b)
Aggravation of asthmatic symptoms; (c)
Aggravation of cardio -pulmonary disease; (d)
Vegetation damage; (e) Degradation of visibility;
and (f) Property damage
Lead'
1.5 pg/M3,30-day
1.5 µg/m3, calendar
(a) Increased body burden; and (b) Impairment
avg.
quarterly average
of blood formation and nerve conduction
Visibility-
Reduction of visual
None
Visibility impairment on days when relative
Reducing
range to less than 10
humidity is less than 70 percent
Particles
miles at relative
humidity less than
70%, 8 -hour avg.
(10 AM — 6 PM)
Hydrogen
0.03 ppm, 1 -hr avg.
None
Odor annoyance
Sulfide
Vinyl
0.01 ppm, 24 -hr avg.
None
Known carcinogen
Chloride
Source: South Coast Air Quality Management District. Final Program Environmental Impact Report for the 2007 Air Quality
Management Plan, June 2007, Table 3.1-1, p. 3.1-3. [Online] July 2, 2007 <http://www.agmd.gov/cega/documents/2007/agmd/finalEA/
07 a q m pla q m p _jpe i r. h tm l>.
lig/m3 = microgram per cubic meter.
ppm = parts per million by volume.
The NO2 state standard zoas amended on February 22, 2007 to lower the 1 -hour state standard to 0,18 ppm and establish a new annual state
standard of 0.030 ppm. These changes become effective after regulatory changes are submitted to and approved by the Office of Administrative
Law, which is expected later in 2007. Statistics shown are based on the current standards.
2 CARB has identified lead and vinyl chloride as "toxic air contaminants" with no threshold level of exposure for adverse health effects
determined. These actions allow for the implementation of control measures at levels belozo the ambient concentrations specified for these
pollutants.
Air quality of a region is considered to be in attainment of the state standards if the measured ambient air
pollutant levels for 03, CO, SO2 (1- and 24-hour averaging time), NO2, PMzo, PM2.5, and visibility -reducing
particles are not exceeded, and all other standards are not equaled or exceeded at any time in any
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5.0 Air Quality
consecutive three-year period. Air quality of a region is considered to be in attainment of the National
Ambient Air Quality Standards (NAAQS) if the measured ambient air pollutants are not exceeded more
than once per year, except for 03, PM10, PM2.5, and those based on annual averages or arithmetic mean.
Attainment of the NAAQS for 03, Mo, and PM25 are based on statistical calculations over one- to three-
year periods, depending on the pollutant.
Local Air Quality
The Southern California area has been divided into a number of geographical air basins for the purpose
of air quality planning. To monitor the concentrations of criteria pollutants, the SCAQMD has divided
the basins under its jurisdiction into source receptor areas (SRAs) in which 32 air quality -monitoring
stations are operated. The proposed Project site is located within SRA Number 30 (SRA 30), which
contains the Coachella Valley in Riverside County. SRA 30 contains two monitoring stations located in
Cities of Palm Springs (Station No. 4137) and Indio (Station No. 4157). The station in SRA 30 located
nearest to the proposed Project site is Station No. 4157 in the City of Indio, approximately 5 miles to the
northeast of the Project site. This station presently monitors pollutant concentrations of 03, PM1o, and
PM2.5. Pollutant concentrations of CO and NO2 were obtained from the nearest monitoring station
located in Palm Springs (Station No. 4137) within SRA 30, approximately 17 miles to the northwest of the
Project site. Pollutant concentrations of SO2 were obtained from the nearest monitoring station located in
Rubidoux (Station No. 4144), an unincorporated community in metropolitan Riverside County, within
SRA 23, approximately 70 miles to the northwest of the Project site.
Table 5.0-2, Ambient Pollutant Concentrations Registered near the Project Site, below, lists the
measured concentrations and the exceedances of state and federal standards that have occurred at the
monitoring stations identified above for the five most recent years for which data is available from the
SCAQMD (2001 through 2005). As shown, the local monitoring stations have registered values above the
state standard for PM1o. Concentrations of 03 have also exceeded federal and state standards over the
previous five years. Hydrogen sulfide, vinyl chloride, and visibility -reducing particles were not
monitored by CARB or the SCAQMD in Los Angeles County during the period of 2001 to 2005.
Existing Project Site Emissions
The proposed Project site is currently vacant and consists of 41.95 acres of graded land. The Project site
does not contain any existing structures or buildings. Therefore, the proposed Project site does not
currently emit anthropogenic (i.e., man-made) sources of criteria air pollutants.
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Table 5.0-2
Ambient Pollutant Concentrations Registered near the Project Site
Year
Pollutant Standards', 2 2002 2003 2004 2005 2006
OZONE (03)
Maximum 1 -hour concentration monitored (ppm)
0.114
0.123
0.111
0.114
0.10
Maximum 8 -hour concentration monitored (ppm)
0.111
0.105
0.102
0.095
0.089
Number of days exceeding state 1 -hour standard
0.09 ppm
24
24
23
18
4
Number of days exceeding state 8 -hour standard
0.070 ppm
-
-
51
36
29
Number of days exceeding federal 8 -hour standard
0.08 ppm
16
19
18
18
7
CARBON MONOXIDE (CO) 3
Maximum 1 -hour concentration monitored (ppm)
2
3
2
2
2
Maximum 8 -hour concentration monitored (ppm)
1.2
1.3
1.0
0.8
1.0
Number of days exceeding state 8 -hour standard
9.0 ppm
0
0
0
0
0
Number of days exceeding federal 8 -hour standard
9 ppm
0
0
0
0
0
NITROGEN DIOXIDE (NO2) 3
Maximum 1 -hour concentration monitored (ppm)
0.10
0.06
0.07
0.10
.09
Annual average concentration monitored (ppm)
0.017
0.017
0.013
0.012
0.010
Number of days exceeding state 1 -hour standard
0.25 ppm
0
0
0
0
0
PARTICULATE MATTER (PMio)
Maximum 24-hour concentration monitored (pg/m3)
139
124
83
106
122
Annual average concentration monitored (pg/m3)
50.6
50.2
39.3
45.7
52.7
Number of samples exceeding federal standard
150 µg/m3
0
0
0
0
0
Number of samples exceeding state standard
50 pg/m3
52
47
23
39
57
PARTICULATE MATTER (PM2.5)
Maximum 24-hour concentration monitored (pg/m3)
26.8
26.8
28.5
44.4
24.3
Annual average concentration monitored (µg/m3)
12.0
11.4
10.7
10.5
9.5
Number of samples exceeding federal standard'
65 µg/m3
0
0
0
0
0
SULFUR DIOXIODE (SO2)'
Maximum 1 -hour concentration monitored (µg/m3)
0.02
0.02
0.02
0.02
0.01
Maximum 24-hour concentration monitored (µg/m3)
0.002
0.012
0.015
0.011
0.004
Number of samples exceeding 24-hour state standard
0.04 ppm
0
0
0
0
0
Number of samples exceeding federal 24-hour standard
0.14 ppm
0
0
0
0
0
Sources: South Coast Air Quality Management District. Historical
Data by Year.
[Online] July 26, 2006 <Irttp:Hzvzvzv.agmd.gov/smog/
historicaldata.htrn>.
' Parts by volume per million of air (ppm), micrograms per cubic meter
of air (pg/m3), or
annual arithmetic
mean
(aam).
2 Federal and state standards are for the same time period as the maximum
concentration
measurement
unless otherwise indicated.
3 These pollutants are not monitored by Station No. 4157 in SRA 30.
Data was taken
from the nearest
monitoring station, Station
No. 4137
also located hi SRA 30.
4 The federal standard for PM2.5 was changed to 35 pgf1113 in 2006. Statistics
shown are based on the 65µgJ1113 standard.
5 This pollutant is not monitored by Station No. 4157 in SRA 30.
Data was taken front the nearest monitoring
station, Station
No. 4144
located in SRA 23.
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Global Climate Change
Greenhouse Effect
Description of the Greenhouse Effect
Heat retention within the atmosphere is an essential process to sustain life on Earth. The natural process
through which heat is retained in the troposphere4 is called the "greenhouse effect". The greenhouse
effect traps heat in the troposphere through a three -fold process as follows: Short-wave radiation emitted
by the Sun is absorbed by the Earth; the Earth emits a portion of this energy in the form of long -wave
radiation; and greenhouse gases (GHGs) in the upper atmosphere absorb this long -wave radiation and
emit this long -wave radiation into space and toward the Earth. This "trapping" of the long -wave
(thermal) radiation emitted back toward the Earth is the underlying process of the greenhouse effect.
Without the greenhouse effect, the Earth's average temperature would be approximately -18 degrees
Celsius (°C) (0° Fahrenheit [°F]) instead of its present 14°C (57°F).5 The most abundant GHGs are water
vapor and carbon dioxide. Many other trace gases have greater ability to absorb and re -radiate long-
wave radiation; however, these gases are not as plentiful. For this reason, and to gauge the potency of
GHGs, scientists have established a Global Warming Potential (GWP) for each GHG based on its ability
to absorb and re -radiate long -wave radiation. The GWP of a gas is determined using carbon dioxide as
the reference gas with a GWP of 1.
Greenhouse Gases
Primary Greenhouse Gases
Greenhouse gases include, but are not limited to, the following6:
Water vapor (H2O). Although water vapor has not received the scrutiny of other GHGs, it is the
primary contributor to the greenhouse effect. Water vapor and clouds contribute 66 to 85 percent of
the greenhouse effect (water vapor alone contributes 36 to 66 percent).? Natural processes such as
evaporation from oceans and rivers and transpiration from plants contribute 90 percent and 10
4 The troposphere is the bottom layer of the atmosphere, which varies in height from the Earth's surface to 10 to
12 kilometers).
5 National Climatic Data Center. Global Warming Frequently Asked Questions. February 3, 2006.
<http://www.ncdc.noaa.gov/oa/climate/globalwarming.html>
6 All Global Warming Potentials (GWPs) are given as 100 -year GWP. Unless noted otherwise, all GWPs were
obtained from the Intergovernmental Panel on Climate Change. Climate Change 1995: The Science of Climate
Change — Contribution of Working Group I to the Second Assessment Report of the IPCC. Cambridge (UK):
Cambridge University Press. 1996.
7 Real Climate. Water Vapour: Feedback or Forcing? April 6, 2005.
<http://www.realclimate.org/index.php?p=142>
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percent of the water vapor in our atmosphere, respectively.8 The primary human -related source of
water vapor comes from fuel combustion in motor vehicles; however, this is not believed to
contribute a significant amount (less than 1 percent) to atmospheric concentrations of water vapor.9
Therefore, the control and reduction of water vapor emissions is not within reach of human actions.
The Intergovernmental Panel on Climate Change (IPCC) has not determined a GWP for water vapor.
■ Carbon dioxide (CO2). Carbon dioxide is primarily generated by fossil fuel combustion in stationary
and mobile sources. Due to the emergence of industrial facilities and mobile sources in the past 250
years, the concentration of carbon dioxide in the atmosphere has increased 35 percent.10 Carbon
dioxide is the most widely emitted GHG and is the reference gas (GWP of 1) for determining GWPs
for other GHGs. In 2004, 83.8 percent of California's GHG emissions were carbon dioxide:ll
+ Methane (CH4). Methane is emitted from biogenic sources, incomplete combustion in forest fires,
landfills, manure management, and leaks in natural gas pipelines. In the United States, the top three
sources of methane come from landfills, natural gas systems, and enteric fermentation.12 Methane is
the primary component of natural gas, which is used for space and water heating, steam production,
and power generation. The GWP of methane is 21.
• Nitrous oxide (N20). Nitrous oxide is produced by both natural and human -related sources.
Primary human -related sources include agricultural soil management, animal manure management,
sewage treatment, mobile and stationary combustion of fossil fuel, adipic acid production, and nitric
acid production. The GWP of nitrous oxide is 310.
• Hydrofluorocarbons (HFCs). HFCs are typically used as refrigerants for both stationary refrigeration
and mobile air conditioning. The use of HFCs for cooling and foam blowing is growing as the
continued phase-out of chlorofluorocarbons (CFCs) and hydrochlorofluorocarbons (HCFCs) gains
momentum. The GWP of HFCs range from 140 for HFC -152a to 6,300 for HFC-236fa.
• Perfluorocarbons (PFCs). Perfluorocarbons are compounds consisting of carbon and fluorine. They
are primarily created as a byproduct of aluminum production and semiconductor manufacturing.
Perfluorocarbons are potent GHGs with a GWP several thousand times that of carbon dioxide,
8 United States Geological Survey. The Water Cycle: Evaporation. August 28, 2006.
<http://ga.water.usgs.gov/edu/watercycleevaporation.html>
9 Energy Information Administration. Alternatives to Traditional Transportation Fuels 1994. July 17 2002.
<http://www.eia.doe. gov/cneaf/alternate/page/environment/exec2.html>
10 United States Environmental Protection Agency. Inventory of U.S. Greenhouse Gas Emissions and Sinks 1990-
2004. April 2006. <http://www.epa,gov/climatechange/emissions/usinventoryreport.html>
11 California Energy Commission. Inventory of California Greenhouse Gas Emissions and Sinks 1990 to 2004.
Figure 2. December 2006. <http://www.energy.ca.gov/2006publications/CEC-600-2006-013/ CEC-600-2006-013-
SF.PDF>
12 United States Environmental Protection Agency. Methane: Sources and Emissions. October 19, 2006.
<http://www.epa.gov/methane/sources.html>
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depending on the specific PFC. Another area of concern regarding PFCs is their long atmospheric
lifetime (up to 50,000 years). 13 The GWPs of PFCs range from 5,700 to 11,900.
• Sulfur hexafluoride. Sulfur hexafluoride is a colorless, odorless, nontoxic, nonflammable gas. It is
most commonly used as an electrical insulator in high voltage equipment that transmits and
distributes electricity. Sulfur hexafluoride is the most potent GHG that has been evaluated by the
IPCC with a GWP of 23,900. However, its global warming contribution is not as high as the GWP
would indicate due to its low mixing ratio compared to carbon dioxide (4 parts per trillion [ppt] in
1990 versus 365 parts per million [ppm]).14
Other Greenhouse Gases
In addition to the six major GHGs discussed above (excluding water vapor), many other compounds
have the potential to contribute to the greenhouse effect. Some of these substances were previously
identified as stratospheric ozone depletors; therefore, their gradual phase-out is currently in effect. A few
of these compounds are discussed below:
• Hydrochlorofluorocarbons (HCFCs). HCFCs are solvents, similar in use and chemical composition to
CFCs. The main uses of HCFCs are for refrigerant products and air conditioning systems. As part of
the Montreal Protocol, all developed countries that adhere to the Protocol are subject to a
consumption cap and gradual phase-out of HCFCs. The United States is scheduled to achieve a
100 percent reduction to the cap by 2030. The GWPs of HCFCs range from 93 for HCFC -123 to 2,000
for HCFC -142b.15
■ 1,1,1 -trichloroethane. 1,1,1 -trichloroethane or methyl chloroform is a solvent and degreasing agent
commonly used by manufacturers. In 1992, the U.S. EPA issued Final Rule 57 FR 33754 scheduling
the phase out of methyl chloroform by 2002.16 Therefore, the threat posed by methyl chloroform as a
GHG will diminish. Nevertheless, the GWP of methyl chloroform is 110 times that of carbon
dioxide.17
• Chlorofluorocarbons (CFCs). CFCs are used as refrigerants, cleaning solvents, and aerosol spray
propellants. CFCs were also part of the U.S. EPA's Final Rule 57 FR 3374 for the phase out of ozone
depleting substances. Currently, CFCs have been replaced by HFCs in cooling systems and a variety
13 Energy Information Administration. Other Gases: Hydrofluorocarbons, Perfluorocarbon, and Sulfur
Hexafluoride. October 29, 2001. <http://www.eia.doe.gov/oiaf/1605/gg00rpt/other_gases.html>
14 United States Environmental Protection Agency. High GWP Gases and Climate Change. October 19, 2006.
<http://www.epa.gov/highgwp/scientific.html#sf6>
15 United States Environmental Protection Agency. Protection of Stratospheric Ozone: Listing of Global Warming
Potential for Ozone -Depleting Substances. November 7, 2006
<http://www.epa.gov/fedrgs tr/EPA-AIR/1996/January/Day-19/pr-372.html>
16 United States Environmental Protection Agency. The Accelerated Phase -Out of Class 1 Ozone -Depleting
Substances. April 17, 2006. <http://www.epa.gov/ozone/title6/phaseout/accfact.html>
17 United States Environmental Protection Agency. Protection of Stratospheric Ozone: Listing of Global Warming
Potential for Ozone -Depleting Substances. November 7, 2006, <http://www.epa.gov/fedrgstr/EPA-AIR/1996/
January/Day-19/pr-372.html>
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of alternatives for cleaning solvents. Nevertheless, CFCs remain suspended in the atmosphere, F
contributing to the greenhouse effect. CFCs are potent GHGs with GWPs ranging from 4,600 for
CFC -11 to 14,000 for CFC -13.18
• Ozone. Ozone occurs naturally in the stratosphere where it is largely responsible for filtering
harmful ultraviolet (UV) radiation. In the troposphere, ozone acts as a GHG by absorbing and re -
radiating the infrared energy emitted by the Earth. As a result of the industrial revolution and rising
emissions of oxides of nitrogen (NOx) and volatile organic compounds (VOCs) (ozone precursors),
the concentrations of ozone in the troposphere have increased.19 Due to the short life span of ozone
in the troposphere, its concentration and contribution as a GHG is not well established. However, the
greenhouse effect of tropospheric ozone is considered small, as the radiative forcing of ozone is 25
percent of that of carbon dioxide.20
Contributions to Greenhouse Gas Emissions
Global
Anthropogenic GHG emissions worldwide as of 2004 (the last year for which data are available) total
approximately 25,400 CO2 equivalent million metric tons (MMTCO2E)21 with six countries and the
European Community accounting for 81 percent of the total (See Table 5.0-3, Six Top GHG Producer
Countries and the European Community).
United States
As noted in Table 5.0-3, the United States was the top producer of greenhouse gas emissions, as of 2004.
Six of the states—Texas, California, Pennsylvania, Ohio, Illinois, and Florida—would rank among the top
30 GHG emitters internationally. 22 Comparatively speaking, the GHG emissions from the lower 48 states
18 United States Environmental Protection Agency. Class I Ozone Depleting Substances. March 7, 2006.
<http://www.epa.gov/ozone/ods.html>
19 Intergovernmental Panel on Climate Change. Climate Change 2001: Tropospheric Ozone. March 24, 2006.
<http://www.grida.no/climate/ipcc—tar/wgl/142.htm>
20 Radiative forcing, measured in Watts/m2, is an externally imposed perturbation (e.g., stimulated by greenhouse
gases) in the radiative energy budget of the Earth's climate system (i.e., energy and heat retained in the
troposphere minus energy passed to the stratosphere); Intergovernmental Panel on Climate Change. Climate
Change 2007: The Physical Science Basis, Summary for Policymakers. February 2007. <http://ipcc-
wgl.ucar.edu/wgl/docs/WGIAR4_SPM_PlenaryApproved.pdf>
21 The CO2 equivalent emissions are commonly expressed as "million metric tons of carbon dioxide equivalent
(MMTCO2E)" The carbon dioxide equivalent for a gas is derived by multiplying the tons of the gas by the
associated GWP, such that MMTCO2E = (million metric tons of a GHG) x (GWP of the GHG). For example, the
GWP for methane is 21. This means that emissions of one million metric tons of methane are equivalent to
emissions of 21 million metric tons of CO2.
22 World Resources Institute <http://earthtrends.wri.org/updates/node/106 >
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are approximately equivalent to those emitted by China, Brazil, and the United Kingdom combined or by
the United Kingdom, Brazil, Russian Federation, India, South Korea, and Canada combined.
Table 5.0-3
Six Top GHG Producer Countries and the European Community
I
2004 GHG Emissions
Emitting Countries
(MMTCO2E)*
United States
7,074.4'
European Community
4,228.0'
China
3,650.02
Russian Federation
2,024.2'
India
1,718.42
Japan
1,355.2'
United Kingdom
665.3'
Total:
20,715.5
Sources:
United Nations Framework Convention on Climate Change (UNFCCC). National Greenhouse Gas
Inventory Data for the Period 1990 — 2004 and Status of Reporting, November 2006.
z 2004 GHG emissions for China and India zoere obtained from Carbon Planet Ptd Ltd. Available online:
http://zvzuw.carbonplanet.corn/home/country—emissions.php, Date Accessed: July 5, 2007,
Excludes emissions/removals from land use, land -use change, and forestry (LULUCF).
State of California
Based upon the 2004 GHG inventory data (the latest year available) compiled by the California Energy
Commission (CEC) for California and GHG inventories for countries contributing to the worldwide GHG
emissions inventory compiled by the United Nations Framework Convention on Climate Change
(UNFCCC) for 2004, California's GHG emissions rank second in the United States (Texas is number one)
with emissions of 431 MMTCO2E (excluding emissions related to imported power) and internationally
between Spain (427.9 MMTCO2E) and Australia (529.2 MMTCO2E).
The CEC report placed CO2 produced by fossil fuel combustion in California as the largest source of GHG
emissions, accounting for 81 percent of the total GHG emissions. CO2 emissions from other sources
contributed 2.8 percent of the total GHG emissions, methane emissions 5.7 percent, nitrous oxide
emissions 6.8 percent, and the remaining 2.9 percent was composed of emissions of high -GWP gases.23
These high GWP gases are largely composed of refrigerants and a small contribution of sulfur
hexafluoride (SF6) used as insulating materials in electricity transmission and distribution.
23 California Energy Commission. Inventory of California Greenhouse Gas Emissions and Sinks: 1990 to 2004.
December 22, 2006.
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The primary contributors to GHG emissions in California are transportation, electric power production
from both in-state and out-of-state sources, industry, agriculture and forestry, and other sources, which
include commercial and residential activities. These primary contributors to California's GHG emissions
and their relative contributions are presented in Table 5.0-4, GHG Sources in California.
Table 5.0-4
GHG Sources in California
Total 492.0 100.0% 431.2 100.0%
Source: California Energy Commission. Inventory of California Greenhouse Gas Emissions and Sinks: 1990 to 2004, December 22, 2006.
Includes emissions associated with imported electricity, zuhich account for 60.8 MMTCO2E annually.
Excludes emissions associated with imported electricity.
It should be noted that emissions from each of these economic sectors are not confined to emissions from
a single process, since there is crossover with other sectors. For example, the GHG emissions associated
with cement production places clinker24 manufacturing in its own category and the fuel used to heat the
cement production process within the industry category. In the case of landfills, methane emissions and
CO2 emissions and sinks are reported in their respective portions of the inventory. Taken together, the
CO2 sinks approximately offset the landfill methane emissions. Additionally, fuel -related GHG emissions
from transporting wastes to landfills are included in the transportation category.
Global Climate Change
Climate change refers to any significant change in measures of climate (such as temperature,
precipitation, or wind) lasting for an extended period (decades or longer).25 Climate change may result
from:
24 Clinker is a solid material usually consisting of calcium silicates and other iron and aluminum containing
compounds. Clinker is ground to become cement and other products.
25 United States Environmental Protection Agency, Glossary of Climate Change Terms <http://www.epa.gov/
climatechange/glossary.html#Climate_ change >
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Annual GHG
Annual GHG
Emissions
Percent of
Emissions
Percent of
Source Category
(MMTCO2E)a
Total
(MMTCO2E)b
Total
Transportation
200.1
40.7%
200.1
46.4%
Electric Power Production
109.2
22.2%
48.4
11.2%
Industry
100.9
20.5%
100.9
23.4%
Agriculture & Forestry
40.9
8.3%
40.9
9.5%
Other
40.9
8.3%
40.9
9.5%
Total 492.0 100.0% 431.2 100.0%
Source: California Energy Commission. Inventory of California Greenhouse Gas Emissions and Sinks: 1990 to 2004, December 22, 2006.
Includes emissions associated with imported electricity, zuhich account for 60.8 MMTCO2E annually.
Excludes emissions associated with imported electricity.
It should be noted that emissions from each of these economic sectors are not confined to emissions from
a single process, since there is crossover with other sectors. For example, the GHG emissions associated
with cement production places clinker24 manufacturing in its own category and the fuel used to heat the
cement production process within the industry category. In the case of landfills, methane emissions and
CO2 emissions and sinks are reported in their respective portions of the inventory. Taken together, the
CO2 sinks approximately offset the landfill methane emissions. Additionally, fuel -related GHG emissions
from transporting wastes to landfills are included in the transportation category.
Global Climate Change
Climate change refers to any significant change in measures of climate (such as temperature,
precipitation, or wind) lasting for an extended period (decades or longer).25 Climate change may result
from:
24 Clinker is a solid material usually consisting of calcium silicates and other iron and aluminum containing
compounds. Clinker is ground to become cement and other products.
25 United States Environmental Protection Agency, Glossary of Climate Change Terms <http://www.epa.gov/
climatechange/glossary.html#Climate_ change >
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• Natural factors, such as changes in the sun's intensity or slow changes in the Earth's orbit around the
sun;
• Natural processes within the climate system (e.g., changes in ocean circulation, reduction in sunlight
from the addition of GHG and other gases to the atmosphere from volcanic eruptions); and
• Human activities that change the atmosphere's composition (e.g., through burning fossil fuels) and
the land surface (e.g., deforestation, reforestation, urbanization, desertification).
Indications of Anthropogenic Influences
The impact of anthropogenic activities on global climate change is readily apparent in the observational
record. For example, surface temperature data shows that 11 of the 12 years from 1995 to 2006 rank
among the 12 warmest since 1850, the beginning of the instrumental record for global surface
temperature. 26 In addition, the atmospheric water vapor content has increased since at least the 1980s
over land, sea, and in the upper atmosphere, consistent with the capacity of warmer air to hold more
water vapor; ocean temperatures are warmer to depths of 3,000 feet; and a marked decline has occurred
in mountain glaciers and snow pack in both hemispheres, and in polar ice and ice sheets in both the arctic
and Antarctic regions.27
Influence of Industrialization
Air trapped by ice has been extracted from core samples taken from polar ice sheets to determine the
global atmospheric variation of carbon dioxide, methane, and nitrous oxide from before the start of the
industrialization, around 1750, to over 650,000 years ago. For that period, it was found that carbon
dioxide concentrations ranged from 180 ppm to 300 ppm. For the period from around 1750 to the
present, global carbon dioxide concentrations increased from a pre -industrialization period concentration
of 280 ppm to 379 ppm in 2005, with the 2005 value far exceeding the upper end of the pre -industrial
period range.28 Global methane and nitrous oxide concentrations show similar increases for the same
period (see Table 5.0-5, Comparison of Global Pre -Industrial and Current GHG Concentrations).
26 Intergovernmental Panel on Climate Change. Climate Change 2007: The Physical Science Basis, Summary for
Policymakers. February 2007. <http://ipcc-wgl.ucar.edu/wgl/docs/WGIAR4_SPM_PlenaryApproved.pdf>
27 Ibid.
28 Ibid.
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Table 5.0-5
Comparison of Global Pre -Industrial and Current GHG Concentrations
Early Industrial
Period Natural Range for 2005
Concentrations Last 650,000 Years Concentrations
Greenhouse Gas (ppm) (Ppm) (ppm)
Carbon Monoxide 280 180 to 300 379
Methane 715 320 to 790 1774
Nitrous Oxide 270 NA 319
Source: Intergovernmental Panel on Climate Change. Climate Change 2007: The Physical Science Basis, Summary for
Policymakers, February 2007.
Effects of Global Climate Change
The primary effect of global climate change has been a rise in average global tropospheric temperature of
0.2 Celsius per decade, determined from meteorological measurements worldwide between 1990 and
2005.29 Climate change modeling using 2000 emission rates shows that further warming would occur,
which would induce further changes in the global climate system during the current century.30 Changes
to the global climate system and ecosystems and to California would include, but would not be limited
to:
• The loss of sea ice and mountain snow pack resulting in higher sea levels and higher sea surface
evaporation rates with a corresponding increase in tropospheric water vapor due to the atmosphere's
ability to hold more water vapor at higher temperatures;31
A rise in global average sea level primarily due to thermal expansion and melting of glaciers and ice
caps, the Greenland and Antarctic ice sheets;32
• Changes in weather that include widespread changes in precipitation, ocean salinity, and wind
patterns, and more energetic aspects of extreme weather including droughts, heavy precipitation,
heat waves, extreme cold, and the intensity of tropical cyclones;33
• The decline of Sierra snow pack, which accounts for approximately half of the surface water storage
in California, by 70 percent to as much as 90 percent over the next 100 years;34
29 Ibid.
30 Ibid.
31 Ibid.
32 Ibid.
33 Ibid.
a
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w An increase in the number of days conducive to ozone formation by 25 to 85 percent (depending on
the future temperature scenario) in high ozone areas of Los Angeles and the San Joaquin Valley by
the end of the 21St century;35 and
• High potential for erosion of California's coastlines and sea water intrusion into the Delta and
associated levee systems due to the rise in sea level.36
5.3.3 Sensitive Receptors
Some land uses are considered more sensitive to air pollution than others due to the types of population
groups or activities involved. Sensitive population groups include children, the elderly, the acutely ill,
and the chronically ill, especially those with cardio -respiratory diseases. Any facilities that house these
sensitive receptors are considered to be sensitive land uses and require developers to plan around them if
the Project would emit significant amounts of pollutants.
Residential areas are considered to be sensitive to air pollution because residents (including children and
the elderly) tend to be at home for extended periods of time. It is, therefore, a primary goal to avoid
subjecting these populations to sustained exposure of any pollutants. Recreational land uses are
considered moderately sensitive to air pollution. Although exposure periods are generally short, exercise
places a high demand on respiratory functions that can magnify the damage caused by air pollution.
Industrial and commercial workers are considered the least sensitive to air pollution. Exposure periods
are relatively short and intermittent due to a majority of the workers staying indoors. In addition, the
working population is generally the healthiest segment of the public.
Sensitive receptors in the immediate vicinity include residences located to the northwest, southwest, and
southeast of the Project site. These residences are composed primarily of single-family housing. The
existing housing lies on residential roads intersecting and adjacent to PGA Boulevard. The nearest school
to the proposed Project site is Westside School Elementary located approximately 1.6 miles east of the
Project site.
5.4 REGULATORY SETTING
Air quality within the Basin is addressed through the efforts of various federal, state, regional, and local
government agencies. These agencies work jointly, as well as individually, to improve air quality
34 California Environmental Protection Agency, Climate Action Team, Climate Action Team Report to Governor
Schwarzenegger and the Legislature (Executive Summary). March 2006.
35 Ibid.
36 Ibid.
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through legislation, regulations, planning, policy-making, education, and a variety of programs. The
agencies primarily responsible for improving the air quality within the Basin include:
• U.S. Environmental Protection Agency;
• California Air Resources Board;
• South Coast Air Quality Management District; and
• Southern California Association of Governments.
5.4.1 U.S. Environmental Protection Agency
The U.S. EPA is responsible for enforcing the federal Clean Air Act (CAA) and the NAAQS that it
establishes. These standards identify levels of air quality for seven "criteria" pollutants: Os, CO, NO2,
SO2, PM10, PM25, and lead. The threshold levels are considered to be the maximum concentration of
ambient (background) air pollutants determined safe (within an adequate margin of safety) to protect the
public health and welfare. The state and federal ambient air quality standards are listed in Table 5.0-1.
As indicated, the averaging times for the various pollutants (the duration over which they are measured)
range from 1 hour to an annual basis.
The U.S. EPA designates air basins as being in "attainment" or "nonattainment" for each of the seven
criteria pollutants. Nonattainment air basins are ranked (marginal, moderate, serious, severe, or extreme)
according to the degree of the threshold violation. The stringency of emission control measures adopted
by a state or air district depends on the severity of the air quality within the specific air basin. The status
of the Riverside County portion of the Basin with respect to attainment with the NAAQS is summarized
in Table 5.0-6, National Ambient Air Quality Standards and Status — Salton Sea Air Basin (Riverside
County). Serious nonattainment areas have an attainment date of June 15, 2013, to comply with the 8 -
hour ozone standard. For PMio, the Riverside County portion of the Basin was required to meet the
national standard by 2001; however elevated annual PMio levels from 1999 through 2001 prompted the
SCAQMD to adopt the 2002 and 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), both of
which demonstrated attainment of the federal PMio NAAQS by 2006.37 In 2006, the U.S. EPA repealed
the annual PM,o standard due to a lack of evidence linking health problems to long-term exposure to
coarse particle pollution. The revocation of the annual PMjo standard became effective December 17,
2006.38 Over the past five years, annual average PMio concentrations have met the levels of the revoked
37 South Coast Air Quality Management District. Final 2003 Coachella Valley PM10 State Implementation Plan, August
1, 2003. [Online] July 6, 2007 <http://www.agmd.gov/aqmp/PM10PLans.htm>.
38 U.S. Environmental Protection Agency. National Ambient Air Quality Standards, March 2, 2007. [Online] July 6,
2007 <http://www.epa.gov/air/criteria.html>.
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standard and peak 24-hour average PM,o concentrations have not exceeded the current federal standard;
thus, the Riverside County portion of the Basin is currently eligible for redesignation as attainment.39
However, a formal request for redesignation has not been submitted to the U.S. EPA; as such, the region
remains nonattainment for Mo.
Table 5.0-6
National Ambient Air Quality Standards and Status
Salton Sea Air Basin (Riverside County)
Pollutant Averaging Time Designation/Classification
Ozone (03) 8 Hour Nonattainment/Serious
Carbon Monoxide (CO) 1 Hour, 8 Hour Attainment/Unclassifiable
Nitrogen Dioxide (NO2) Annual Arithmetic Mean Attainment/Unclassifiable
Sulfur Dioxide (SO2) 24 Hour, Annual Arithmetic Mean Unclassifiable
Respirable Particulate Matter (PMio) 24 Hour Nonattainment/Serious
Fine Particulate Matter (PM2.5) 24 Hour, Annual Arithmetic Mean Attainment/Unclassifiable
Lead (Pb) Calendar Quarter Attainment
Source: Environmental Protection Agency. "Region 9: Air Programs, Air Quality Maps." [Online! (July 19, 20071.
<http://7o7vw.epa.gov/regio119/air/iiiaps/niaps—top.html>
The 1990 CAA Amendments were enacted in order to better protect the public's health and create more
efficient methods of lowering pollutant emissions. The major areas of improvement from the
amendments include air basin designations, automobilelheavy duty engine emissions, and toxic air
pollutants. In response to the rapid population growth and its subsequent rise in automobile operations,
the 1990 CAA Amendments address tailpipe emissions from automobiles, heavy-duty engines, and diesel
fuel engines. The 1990 Amendments established more stringent standards for hydrocarbons, NOx, and
CO emissions in order to reduce 03 and CO levels in heavily populated areas. Fuels became more strictly
regulated by requiring new fuels to be less volatile, contain less sulfur (regarding diesel fuels), and have
higher levels of oxygenates (oxygen -containing substances to improve fuel combustion). The U.S. EPA
also has regulatory and enforcement jurisdiction over emission sources beyond state waters (outer
continental shelf), and those that are under the exclusive authority of the federal government, such as
aircraft, locomotives, and interstate trucking.
Due to the lack of toxic emissions reduction by the 1977 CAA, the 1990 Amendments listed 189 hazardous
air pollutants (HAPs) that are carcinogenic, mutagenic, and/or reproductive toxins to be reduced. This
39 South Coast Air Quality Management District. Draft Final 2007 Air Quality Management Plan, p. 8-1, May 2007.
[Online] July 6, 2007 <http://www.agmd.gov/agmp/07agmp/07AQMP_draftfinal.html>.
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program involves locating all major (greater than 10 tons/year) and area emission sources in order to
implement Maximum Achievable Control Technology (MACT) to reduce health impacts.
5.4.2 California Air Resources Board
The California Air Resources Board (CARB), a branch of the California Environmental Protection Agency
(CalEPA), oversees air quality planning and control throughout California. It is primarily responsible for
ensuring the implementation of the California Clean Air Act (CCAA), responding to the federal CAA
requirements, and for regulating emissions from motor vehicles and consumer products within the state.
CARB also sets health based air quality standards and control measures for toxic air contaminants
(TACs). The focus of most of its research goes toward automobile emissions since it is the largest concern
regarding air pollution in California. CARB establishes new standards for vehicles sold in California and
for various types of equipment available commercially. It also sets fuel specifications to further reduce
vehicular emissions.
Enacted in 1988, the CCAA established a legal mandate for air basins to achieve the California ambient
air quality standards by the earliest practical date. These standards apply to the same seven criteria
pollutants as the federal ambient air quality standards and also include sulfates, visibility -reducing
particles, hydrogen sulfide, and vinyl chloride. State standards are more stringent than the federal
standards, and in the case PM,o and SO2, far more stringent.
GARB supervises and supports the regulatory activities of local air quality districts as well as monitors air
quality itself. Health and Safety Code Section 39607(e) requires CARB to establish and periodically
review area designation criteria. These designation criteria provide the basis for CARB to designate areas
of the state as "attainment," "nonattainment," or "unclassified" according to state standards. CARB will
designate an area as nonattainment for a pollutant if monitoring data shows that a California Ambient
Air Quality Standard (CAAQS) for a particular pollutant was violated at least once during the previous
three years. In addition, Health and Safety Code Section 39608 requires CARB to use the designation
criteria to designate areas of California and to annually review those area designations. CARB makes
area designations for ten criteria pollutants: Oa, CO, NO2, SO2, PM,o, PM2.5, sulfates, lead, hydrogen
sulfide, and visibility -reducing particles. The status of the Riverside County portion of the Basin with
respect to attainment for the CAAQS is summarized in Table 5.0-7, California Ambient Air Quality
Standards and Status — Salton Sea Air Basin (Riverside County).
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Table 5.0-7
California Ambient Air Quality Standards and Status
Salton Sea Air Basin (Riverside County)
I Pollutant
Averaging Time
Des_ignatonlCiassification
i Ozone (Os)
1 Hour, 8 Hour
Nonattainment'
_ Carbon Monoxide (CO)
1 Hour, 8 Hour
Attainment
Nitrogen Dioxide (NO2)
1 Hour
Attainment
Sulfur Dioxide (SO2)
1 Hour, 24 Hour
Attainment
Respirable Particulate Matter (PMio)
24 Hour, Annual Arithmetic Mean
Nonattainment
Fine Particulate Matter (PM2.5)
Annual Arithmetic Mean
Unclassified
Lead (Pb)2
30 Day Average
Attainment
Sulfates (SO4)
24 Hour
Attainment
Hydrogen Sulfide (H2.S)
1 Hour
Unclassified
Vinyl Chloride2
24 Hour
Unclassified
Visibility -Reducing Particles
8 Hour (10 AM -6 PM)
Unclassified
Source: California Air Resources Board. "Area Designations Maps/State and National." [Online] [Jule 26, 20071.
littp:llwww.arb.ca.gov/desi g/adm/adin.h tm
CARB has not issued area classifications based on the new state 8 -hour standard. The previous classification for the 1 -hour ozone standard
was Extreme.
2 CARB has identified lead and vinyl chloride as "toxic air contaminants" with no threshold level of exposure for adverse health effects
determined.
5.4.3 South Coast Air Quality Management District
The SCAQMD is responsible for regional air quality to be in attainment with both federal and state
ambient air quality standards. The SCAQMD primarily regulates emissions from stationary sources such
as manufacturing and power generation. Mobile sources such as buses, automotive vehicles, trains, and
airplanes are largely out of the SCAQMD's jurisdiction and are up to CARB and the U.S. EPA to regulate.
In order to achieve air quality standards, the SCAQMD adopts an Air Quality Management Plan (AQMP)
that serves as a guideline to bring pollutant concentrations into attainment with federal and state
standards. The District determines if certain rules and control measures are appropriate for their specific
region according to technical feasibility, cost effectiveness, and the severity of nonattainment. Once the
District has adopted the proper rules, control measures, and permit programs, it is responsible to
implement and enforce compliance to the programs.
5.4.4 Southern California Association of Governments (SCAG)
SCAG is a council of governments for the Counties of Imperial, Los Angeles, Orange, Riverside, San
Bernardino, and Ventura. As a regional planning agency, SCAG serves as a forum for regional issues
relating to transportation, economy, community development, and the environment. SCAG also serves
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as the regional clearinghouse for Projects requiring environmental documentation under federal and state
law. In this role, SCAG reviews Projects to analyze their impacts on SCAG's regional planning efforts.
Although SCAG is not an air quality management agency, it is responsible for several air quality
planning issues. As the designated Metropolitan Planning Organization (MPO) for the Southern
California region, it is responsible, pursuant to Section 176(c) of the 1990 amendments to the CAA, for
providing current population, employment, travel, and congestion Projections for regional air quality
planning efforts.
5.4.5 Greenhouse Gas Regulatory Programs
Kyoto Protocol
The original Kyoto Protocol was negotiated in December 1997 and came into force on February 16, 2005.
As of December 2006, 169 countries have ratified the agreement; however, notably, the U.S., Australia,
China, and India have not ratified the Protocol. Participating nations are separated into Annex 1 (i.e.,
industrialized countries) and Non -Annex 1 (i.e., developing countries) countries that have differing
requirements for GHG reductions. The goal of the Protocol is to achieve overall emissions reduction
targets for six GHGs by the period 2008-2012. The six GHGs regulated under the Protocol are carbon
dioxide, methane, nitrous oxide, sulfur hexafluoride, HFCs, and PFCs. Each nation has an emissions
reduction target under which they must reduce GHG emissions a certain percentage below 1990 levels
(e.g., 8 percent reduction for the European Union, 6 percent reduction for Japan). The average reduction
target for nations participating in the Kyoto Protocol is approximately five percent below 1990 levels. 40
Although the United States has not ratified the Protocol, it has established a target of 18 percent reduction
in GHG emissions intensity by 2012.41 Greenhouse gas intensity is the ratio of GHG emissions to
economic output (i.e., gross domestic product).
Federal Activities
In Massachusetts vs. EPA, the Supreme Court held that U.S. EPA has the statutory authority under
Section 202 of the CAA to regulate GHGs from new motor vehicles. The court did not hold that the
U.S. EPA was required to regulate GHG emissions; however, it indicated that the agency must decide
whether GHGs from motor vehicles cause or contribute to air pollution that is reasonably anticipated to
endanger public health or welfare. Upon the final decision, President Bush signed Executive Order 13432
40
41
Pew Center on Global Climate Change. Bush Policy vs. Kyoto. <http://www.pewclimate.org/
what_s_being_done/in_the_world/bush_intensi ty_targe_2.cfm>
The White House. Addressing Global Climate Change.
<http://www.whitehouse.gov/ceq/global-change.html>
March 9, 2007.
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on May 14, 2007, directing the U.S. EPA, along with the Departments of Transportation, Energy, and
Agriculture, to initiate a regulatory process that responds to the Supreme Court's decision. The order
requires the U.S.. EPA to coordinate closely with other federal agencies and to consider the president's
Twenty -in -Ten plan in this process. The Twenty -in -Ten plan would establish a new alternative fuel
standard that would require the use of 35 billion gallons of alternative and renewable fuels by 2017. The
U.S. EPA will be working closely with the Department of Transportation in developing new automotive
efficiency standards.
California Activities
AB 1493
In a response to the transportation sector accounting for more than half of California's CO2 emissions,
Assembly Bill 1493 (AB 1493, Pavley) was enacted on July 22, 2002. AB 1493 required the California Air
Resources Board (CARB) to set GHG emission standards for passenger vehicles, light-duty trucks, and
other vehicles determined by the state board to be vehicles whose primary use is noncommercial personal
transportation in the state. The bill required that CARB set the GHG emission standards for motor
vehicles manufactured in 2009 and all subsequent model years. In setting these standards, CARB must
consider cost-effectiveness, technological feasibility, economic impacts, and provide maximum flexibility
to manufacturers. CARB adopted the standards in September 2004. These standards are intended to
reduce emissions of carbon dioxide and other greenhouse gases (e.g., nitrous oxide, methane). The new
standards would phase in during the 2009 through 2016 model years. When fully phased in, the near-
term (2009-2012) standards will result in about a 22 percent reduction in greenhouse gas emissions
compared to the emissions from the 2002 fleet, while the mid-term (2013-2016) standards will result in a
reduction of about 30 percent. Some currently used technologies that achieve GHG reductions include
small engines with superchargers, continuously variable transmissions, and hybrid electric drive.
In December 2004, these regulations were challenged in federal court by the Alliance of Automobile
Manufacturers, who claimed that the law regulated vehicle fuel economy, a duty assigned to the federal
government. The case had been put on hold by a federal judge in Fresno pending the U.S. Supreme
Court's decision in Massachusetts vs. EPA. The U.S. Supreme Court's ruling in favor of the state of
Massachusetts has been discussed as a likely vindication of state efforts to control GHG emissions,
although there has not yet been a decision regarding AB 1493. Before these regulations may go into
effect, the U.S. EPA must grant California a waiver under the federal Clean Air Act, which ordinarily
preempts state regulation of motor vehicle emission standards. Following the issuance of the
Massachusetts vs. EPA decision, the U.S. EPA announced that it will decide whether to grant California a
waiver by December 2007.
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Executive Order S-3-05
In June 2005, Governor Schwarzenegger established California's GHG emissions reduction targets in
Executive Order S-3-05. The Executive Order established the following goals: GHG emissions should be
reduced to 2000 levels by 2010; GHG emissions should be reduced to 1990 levels by 2020; and GHG
emissions should be reduced to 80 percent below 1990 levels by 2050. The Secretary of CalEPA (the
Secretary) is required to coordinate efforts of various agencies in order to collectively and efficiently
reduce GHGs. Some of the agency representatives involved in the GHG reduction plan include the
Secretary of the Business, Transportation, and Housing Agency, the Secretary of the Department of Food
and Agriculture, the Secretary of the Resources Agency, the Chairperson of CARB, the Chairperson of the
Energy Commission, and the President of the Public Utilities Commission. The Secretary is required to
submit a biannual progress report to the Governor and State Legislature disclosing the progress made
toward GHG emission reduction targets. In addition, another biannual report must be submitted
illustrating the impacts of global warming on California's water supply, public health, agriculture, the
coastline, and forestry, and reporting possible mitigation and adaptation plans to combat these impacts.
AB 32
In furtherance of the goals established in Executive Order S-3-05, the Legislature enacted Assembly Bill 32
(AB 32, Nunez and Pavley), the California Global Warming Solutions Act of 2006, which Governor
Schwarzenegger signed on September 27, 2006. AB 32 represents the first enforceable statewide program
to limit GHG emissions from all major industries with penalties for noncompliance. CARB has been
assigned to carry out and develop the programs and requirements necessary to achieve the goals of AB
32. The foremost objective of CARB is to adopt regulations that require the reporting and verification of
statewide GHG emissions. This program will be used to monitor and enforce compliance with the
established standards. The first GHG emissions limit is equivalent to the 1990 levels, which are to be
achieved by 2020. CARB is also required to adopt rules and regulations to achieve the maximum
technologically feasible and cost-effective GHG emission reductions. AB 32 allows CARB to adopt
market-based compliance mechanisms to meet the specified requirements. Finally, CARB is ultimately
responsible for monitoring compliance and enforcing any rule, regulation, order, emission limitation,
emission reduction measure, or market-based compliance mechanism adopted. In order to advise CARB,
it must convene an Environmental Justice Advisory Committee and an Economic and Technology
Advancement Advisory Committee. By January 2008, the first deadline for AB 32, a statewide cap for
2020 emissions based on 1990 levels must be adopted. The following year (January 2009), CARB must
adopt mandatory reporting rules for significant sources of GHGs and also a plan indicating how
reductions in significant GHG sources will be achieved through regulations, market mechanisms, and
other actions.
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F
The first action under AB 32 resulted in the adoption of a report listing early action greenhouse gas
emission reduction measures on June 21, 2007. The early actions include three specific GHG control
rules. These are to be adopted and enforced before January 1, 2010, along with 32 other
climate -protecting measures CARB is developing between now and 2011. The report divides early
actions into three categories:
• Group 1 - GHG rules for immediate adoption and implementation
Group 2 - Several additional GHG measures under development
+ Group 3 - Air pollution controls with potential climate co -benefits
The three adopted early action regulations meeting the narrow legal definition of "discrete early action
GHG reduction measures" include:
• A low -carbon fuel standard to reduce the "carbon intensity" of California fuels;
• Reduction of refrigerant losses from motor vehicle air conditioning system maintenance to restrict the
sale of "do-it-yourself" automotive refrigerants; and
• Increased methane capture from landfills to require broader use of state-of-the-art methane capture
technologies.
SB 1368
Governor Schwarzenegger, just two days after signing AB 32, reiterated California's commitment to
reducing GHGs by signing SB 1368. SB 1368 requires the California Energy Commission to develop and
adopt regulations for GHG emissions performance standards for the long-term procurement of electricity
by local publicly owned utilities. The California Energy Commission adopted standards on August 29,
2007. These standards are consistent with the standards adopted by the California Public Utilities
Commission. This effort will help to protect energy customers from financial risks associated with
investments in carbon -intensive generation by allowing new capital investments in power plants whose
GHG emissions are as low or lower than new combined -cycle natural gas plants, by requiring imported
electricity to meet GHG performance standards in California and requiring that the standards be
developed and adopted in a public process.
SB 97
In August 2007, as part of the legislation accompanying the state budget negotiations, the Legislature
enacted SB 97 (Dutton), which directs the Governor's Office of Planning and Research (OPR) to develop
guidelines under CEQA for the mitigation of greenhouse gas emissions. OPR is to develop proposed
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guidelines by July 1, 2009, and the Resources Agency is directed to adopt guidelines by January 1, 2010.
Until such guidelines are promulgated, there is no guidance from OPR or other agencies regarding the
analysis of greenhouse gas emissions in EIRs.
Executive Order S-1-07
On January 18, 2007, California further solidified its dedication to reducing GHGs by setting a new Low
Carbon Fuel Standard (LCFS) for transportation fuels sold within the state. Executive Order 5-1-07 sets a
declining standard for GHG emissions measured in CO2 -equivalent gram per unit of fuel energy sold in
California. The target of the LCFS is to reduce the carbon intensity of California passenger vehicle fuels
by at least 10 percent by 2020. The LCFS will apply to refiners, blenders, producers, and importers of
transportation fuels and will use market-based mechanisms to allow these providers to choose how they
reduce emissions during the "fuel cycle" using the most economically feasible methods. The Executive
Order requires the Secretary of CalEPA to coordinate with actions of the California Energy Commission
(CEC), CARB, the University of California, and other agencies to develop a protocol to measure the "life-
cycle carbon intensity" of transportation fuels. CARB is anticipated to complete its review of the LCFS
protocols no later than June 2007 and implement the regulatory process for the new standard by
December 2008.
5.4.6 Local Rules and Regulations
Emissions that would result from stationary and areas sources during construction and operation of the
proposed Project are subject to the rules and regulations of the SCAQMD.42 Rules and regulations of this
agency are designed to achieve state and national ambient air quality standards. To that purpose, they
limit the emissions and the permissible impacts of emissions from Projects, and specify emission control
technologies for various types of emitting sources. The following sections discuss applicable air quality
plans, guidance documents, rules, and regulations that relate to the proposed Project.
Air Quality Plans
For this Project, the SCAQMD and SCAG have the responsibility of preparing the AQMP that addresses
both federal and state CAA requirements.43 The AQMP specifies goals, policies, and programs for
improving air quality and establishes thresholds for daily operation emissions. Environmental review of
individual Projects within the region must demonstrate whether daily construction and operational
42 South Coast Air Quality Management District. Rules and Regulations, February 21, 2007. [Online] July 6, 1
2007 <http://www.agmd.gov/rules/rulesreg.html>.
43 South Coast Air Quality Management District. 2003 Air Quality Management Plan. [Online] March 27, 2007
<http://www.aqmd.gov/aqmp/AQMD03AQMP.htm>.
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emissions exceed thresholds established by the SCAQMD and are consistent with growth Projects and
goals contained in the AQMP.44
2003 Air Quality Management Plan
The SCAQMD is the agency responsible for preparing the AQMP for the Basin. Since 1979, a number of
AQMPs have been prepared. The SCAQMD adopted the 2003 Air Quality Management Plan (2003
AQMP) on August 1, 2003. CARB approved the 2003 AQMP as the comprehensive State Implementation
Plan (SIP) component for the Basin on October 23, 2003. CARB submitted the 2003 AQMP to the U.S.
EPA on January 9, 2004.
Because the 2003 AQMP has been approved by the SCAQMD and CARB, it is an "applicable regional
plan" in terms of CEQA requirements for assessing plan consistency. Federal approval is only relevant as
to the federal CAA components of the 2003 AQMP. Like previous AQMPs, the 2003 AQMP includes
elements that are beyond the scope of the federal requirements. Accordingly, the SIP revision made by
the 2003 AQMP that was sent to the U.S. EPA includes only the elements needed to meet federal
requirements, as directed by state law.
The 2003 AQMP addresses several issues specific to the Coachella Valley area such as pollutant transport
from the South Coast Air Basin and local population growth. In the 2003 AQMP, the SCAQMD proposed
control strategies to bring the Coachella Valley in compliance with federal ozone and PMIo standards that
consisted of two components: a strategy for controlling emissions in the South Coast Air Basin and
control of locally generated emissions in the Coachella Valley via regulations at the state and federal
level.
The 2003 AQMP contains control measures, which incorporate (1) the District's Stationary and Mobile
Source Control Measures; (2) State Control Measures proposed by CARB; and (3) Transportation Control
Measures provided by SCAG. Overall, there are 28 stationary and 21 mobile source measures that are
defined under the 2003 AQMP. These measures seek to create emissions reductions to meet the state and
federal ambient air quality standards with a multilevel partnership of governmental agencies at the
federal, state, regional, and local level. These agencies (i.e., the EPA, ARB, SCAQMD, and local
governments) implement the AQMP programs. The 2003 AQMP provides an attainment planning
framework that sets specific dates by which the Basin will achieve the federal and state air quality
standards.
44 Ibid.
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2003 Coachella Valley State Implementation Plan
Between 1995 and 1999 the Basin was listed as in attainment for the annual average PMio standard.
However, in 1999 the annual average for PMio concentrations rose significantly. As mandated by the U.S.
EPA, each air district was required to maintain PMio standards through 2001. Given that the SCAQMD
was not going to meet this requirement, the 2003 Coachella Valley State Implementation Plan (2003
CVSIP) was prepared, outlining new methods aimed at attaining the PMio standard as well as requesting
an extension to the 2001 U.S. EPA deadline for PMio attainment. The 2003 CVSIP demonstrated
attainment of the federal PMio NAAQS by 2006.45 The Basin has met the 24-hour PMio standard since r
1993. Since the U.S. EPA revoked the annual PMio standard in 2006, due to a lack of evidence linking
health problems to long-term exposure to coarse particle pollution, the Basin is eligible for reclassification
as attainment for the PMio federal standard. A reclassification to attainment for PMlo would not likely
affect the applicability of SCAQMD rules dealing with fugitive dust emissions (e.g., Rules 403, 403.1, and
1186) as they are generally necessary to demonstrate compliance with the applicable ambient air quality
standards.
Final 2007 Air Quality Management Plan
The SCAQMD has published the Final 2007 AQMP, which was adopted by the SCAQMD Governing
Board on June 1, 2007. The Final 2007 AQMD was adopted by CARB on September 27, 2007 as part of the
2007 State Implementation Plan. The purpose of the 2007 AQMP for the areas under the SCAQMD's
jurisdiction is to set forth a comprehensive program that will lead these areas into compliance with
federal and state air quality planning requirements for ozone and PM2.5. In addition, as part of the 2007
AQMP, the SCAQMD is requesting U.S. EPA's approval of a "bump -up" to the "severe -15"
nonattainment classification for the federal 8 -hour ozone standard for the Riverside County portion of the
SSAB, which would extend the attainment date to 2019 and allow for the attainment demonstration to
partially rely on emissions reductions in the downwind South Coast Air Basin, which has a direct
influence on ozone concentrations in the upwind SSAB.46
The 2007 AQMP also focuses on strategies for controlling emissions of PM2.5 in the region through stricter
control of sulfur oxides, directly emitted PM2.5, NOx, and VOCs. Control measures and strategies for
PM2.5 will also help control ozone generation in the region because PM2.5 and ozone share similar
precursors (e.g., NOx). The District has integrated PM2.5 and ozone reduction control measures and
45 South Coast Air Quality Management District. Final 2003 Coachella Valley PM10 State Implementation Plan, August
1, 2003. [Online] July 6, 2007 <http://www.aqmd.gov/agmp/PMIOPLans.htm>.
46 South Coast Air Quality Management District. Draft Final 2007 Air Quality Management Plan, pp. 12-1 and 12-2,
May 2007. [Online] July 6, 2007 <http://www.aqmd.gov/agmp/07agmp/07AQMP_draftfinal.html>.
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strategies in the 2007 AQMP. In addition, the AQMP focuses on reducing VOC emissions, which have
not been reduced at the same rate as NOx emissions in the past. Hence, the region has not achieved the
reductions in ozone as were expected in previous plans. The AQMP was based on assumptions provided
by both CARB and SCAG in the new EMFAC2007 model for the most recent motor vehicle and
demographics information, respectively.
California Environmental Quality Act Guidelines
In 1993, the SCAQMD prepared its CEQA Air Quality Handbook to assist local government agencies and
consultants in preparing environmental documents for Projects subject to CEQA. There has been one full
update to the document in November 1993, and it is currently undergoing an update process. The
document describes the criteria that SCAQMD uses when reviewing and commenting on the adequacy of
environmental documents. The handbook recommends thresholds of significance in order to determine
if a Project will have a significant adverse environmental impact. Other important contents are
methodologies for predicting Project emissions and mitigation measures that can be taken to avoid or
reduce air quality impacts. Although the Governing Board of the SCAQMD has adopted the CEQA Air
Quality Handbook, it does not, nor does it intend to, supersede a local jurisdiction's CEQA procedures.
As of March 2007, the CEQA Air Quality Handbook was still undergoing revision. However, the air quality
significance thresholds have been revised, and a new procedure referred to as localized significance
thresholds has been added. The CEQA Air Quality Handbook and these revised methodologies were used
in preparing the air quality analysis in this EIR section.
SCAQMD Rules and Regulations
The SCAQMD is responsible for limiting the amount of emissions that can be generated throughout the
Basin by various stationary, area, and mobile sources. Specific rules and regulations have been adopted
by the SCAQMD Governing Board that limit the emissions that can be generated by various uses and/or
activities, and that identify specific pollution reduction measures which must be implemented in
association with various uses and activities. The rules are subject to on-going refinement by SCAQMD.
In particular, stationary emissions sources subject to these rules are regulated through SCAQMD's
permitting process. Through this permitting process, SCAQMD also monitors the amount of stationary
emissions being generated and uses this information in developing the AQMP. The proposed Project
would be subject to SCAQMD rules and regulations to reduce specific emissions and to mitigate potential
air quality impacts. The following rules are applicable to this Project.
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• Rule 403 (Fugitive Dust) — This rule requires fugitive dust sources to implement Best Available
Control Measures for all sources and all forms of visible particulate matter are prohibited from
crossing any property line. SCAQMD Rule 403 is intended to reduce PM,o emissions from any
transportation, handling, construction, or storage activity that has the potential to generate fugitive
dust (see also Rule 1186). r
+ Rule 403.1 (Supplemental Fugitive Dust Control Requirements for Coachella Valley Sources) —
This rule requires fugitive dust sources to implement supplemental controls for fugitive dust sources
in the Coachella Valley. SCAQMD Rule 403.1 is intended to reduce PM,o emissions entrained in the
ambient air from anthropogenic fugitive dust sources.
• Rule 1113 (Architectural Coatings) — This rule requires manufacturers, distributors, and end-users of
architectural and industrial maintenance coatings to reduce VOC emissions from the use of these
coatings, primarily by placing limits on the VOC content of various coating categories.
Rule 1121 (Control of Nitrogen Oxides from Residential Type, Natural Gas -Fired Water Heaters) -
This rule prescribes NOx emission limits for natural gas-fired water heaters with heat input rates less
than 75,000 Btu per hour. It applies to manufacturers, distributors, retailers, and installers of natural
gas-fired water heaters. In lieu of meeting these NOx limits, this rule allows emission mitigation fees
to be collected from water heater manufacturers to fund stationary and mobile source emission
reduction projects targeted at offsetting NOx emissions from water heaters that do not meet Rule 1121
emission standards.
Rule 1146.2 (Emissions of Oxides of Nitrogen from Large Water Heaters and Small Boilers and
Process Heaters) — This rule requires manufacturers, distributors, retailers, refurbishers, installers
and operators of new and existing units to reduce NOx emissions from natural gas-fired water
heaters, boilers, and process heaters as defined in this rule.
Rule 1186 (PMio Emissions from Paved and Unpaved Roads, and Livestock Operations) — This rule
applies to owners and operators of paved and unpaved roads and livestock operations. The rule is
intended to reduce PMio emissions by requiring the clean-up of material deposited onto paved roads,
use of certified street sweeping equipment, and treatment of high -use unpaved roads (see also Rule
403).
5.5 SIGNIFICANCE CRITERIA
The following thresholds for determining the significance of impacts related to air quality are contained
in the environmental checklist form contained in Appendix G of the most recent update of the California
Environmental Quality Act (CEQA) Guidelines. Impacts related to air quality are considered significant if
the proposed Project would:
• Conflict with or obstruct implementation of the applicable air quality plan.
• Violate any air quality standard or contribute substantially to an existing or projected air quality
violation.
f
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• Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is nonattainment under an applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for ozone precursors).
• Expose sensitive receptors to substantial pollutant concentrations.
• Create objectionable odors affecting a substantial number of people.
The CEQA Guidelines (Section 15064.7) provide that, when available, the significance criteria established
by the applicable air quality management district or air pollution control district may be relied upon to
make determinations of significance. To evaluate the air quality impacts for the proposed Project,
thresholds developed by the SCAQMD will be relied upon to address the Appendix G thresholds above.
The SCAQMD thresholds from the CEQA Air Quality Handbook are discussed below.
5.5.1 Construction Emissions
The following significance thresholds for air quality have been established by the SCAQMD on a daily
basis for construction emissions:
• 75 pounds per day for VOC (an ozone precursor);
• 100 pounds per day for NOx (an ozone precursor);
• 550 pounds per day for CO;
0 150 pounds per day for PMio;
• 55 pounds per day of PM2-5; and
• 150 pounds per day of SOx
During construction, if any of the identified daily air pollutant thresholds were exceeded by the proposed
Project, then the proposed Project's air quality impacts would be considered significant.
5.5.2 Localized Significance Thresholds
In addition to the above listed emission -based thresholds, the SCAQMD also recommends that the
potential impacts on ambient air concentrations due to construction emissions be evaluated. This
evaluation requires that anticipated ambient air concentrations, determined using a computer-based air
quality dispersion model, be compared to Localized Significance Thresholds (LST) for PM1o, PM2,5, NO2
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and C0.47 The significance threshold for PM,o is a 24-hour average concentration of 10.4 pg/m3 that
represents compliance with Rule 403 (Fugitive Dust).48 The threshold for PM2,5, which is also 10.4 pg/m3, F
is intended to constrain emissions so as to not cause or contribute to an exceedance of the ambient air
quality standards.49 The thresholds for NO2 and CO represent the allowable increase in concentrations
above background levels in the vicinity of the Project that would not cause or contribute to an exceedance
of the relevant ambient air quality standards.50 The localized significance thresholds for SRA 30
(Coachella Valley), along with the relevant ambient air quality standards (AAQS), are shown in Table
5.0-8, Localized Significance Criteria for SRA 30.
Table 5.0-8
Localized Significance Criteria for SRA 30
Source: South Coast Air Quality Management District, Final Localized Significance Threshold Methodology, June 2003 and Final
Methodology to Calculate Particulate Matter (PM) 2.5 and PM 2.5 Significant Thresholds, October 2006. LST criteria for NO2 and CO
are based on highest concentrations during 2004 — 2006 (see Appendix 5.0).
California has not adopted a 24-hour AAQS for PMzs the 24-hour PMzs AAQS shozon is the national standard. All other standards are the
California standards.
LST Criteria for NO2 and CO are the differences betzoeen CAAQS and the Peak Concentration.
5.5.3 Operational Emissions
Specific criteria air pollutants have been identified by the SCAQMD as pollutants of special regional
concern. Based upon this categorization, the following significance thresholds for operational emissions
have been established by the SCAQMD for all types of project operations (note that the mass daily
thresholds for operation are the same as the construction thresholds for the Coachella Valley):
47 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003. This
methodology includes 'lookup tables" that can be used to determine the maximum allowable emissions that
would satisfy the localized significance criteria; however, these tables may be used only for project sites less than
5 acres in overall area.
48 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003.
49 South Coast Air Quality Management District, Final Methodology to Calculate Particulate Matter (PM) 2.5 and PM
2.5 Significance Thresholds (Diamond Bar, California: South Coast Air Quality Management District, October
2006).
50 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003.
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Averaging
LST Criteria
Peak Conc.
CAAQS/NAAQSI,2
Pollutant
Period
Eg/m3
ppm
PPM
tg/m3
ppm
Respirable Particulate Matter (PMio)
24 hours
10.4
NA
_
NA
50
NA
Fine Particulate Matter (PMzs)
24 hours
10.4
NA
NA
35
NA
Nitrogen Dioxide (NO2)
1 hour
282
0.15
0.10
470
0.25
Carbon Monoxide (CO)
1 hour
20,598
18
2
23,000
20
8 hours
9,155
8.0
1.0
10,000
9.0
Source: South Coast Air Quality Management District, Final Localized Significance Threshold Methodology, June 2003 and Final
Methodology to Calculate Particulate Matter (PM) 2.5 and PM 2.5 Significant Thresholds, October 2006. LST criteria for NO2 and CO
are based on highest concentrations during 2004 — 2006 (see Appendix 5.0).
California has not adopted a 24-hour AAQS for PMzs the 24-hour PMzs AAQS shozon is the national standard. All other standards are the
California standards.
LST Criteria for NO2 and CO are the differences betzoeen CAAQS and the Peak Concentration.
5.5.3 Operational Emissions
Specific criteria air pollutants have been identified by the SCAQMD as pollutants of special regional
concern. Based upon this categorization, the following significance thresholds for operational emissions
have been established by the SCAQMD for all types of project operations (note that the mass daily
thresholds for operation are the same as the construction thresholds for the Coachella Valley):
47 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003. This
methodology includes 'lookup tables" that can be used to determine the maximum allowable emissions that
would satisfy the localized significance criteria; however, these tables may be used only for project sites less than
5 acres in overall area.
48 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003.
49 South Coast Air Quality Management District, Final Methodology to Calculate Particulate Matter (PM) 2.5 and PM
2.5 Significance Thresholds (Diamond Bar, California: South Coast Air Quality Management District, October
2006).
50 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003.
Impact Sciences, Ina 5.0-30 Eden Rock at PGA West Subsequent EIR
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5.0 Air Quality
• 75 pounds per day of VOC;
• 100 pounds per day of NOx;
• 550 pounds per day of CO;
• 150 pounds per day of PM,o;
• 55 pounds per day of PM2.5;
• 150 pounds per day of SOx; and
• California state 1 -hour or 8 -hour CO standards.
In addition, the SCAQMD recommends that projects meeting any of the following criteria also be
considered to have significant air quality impacts:51
+ Project could interfere with the attainment of the federal or state ambient air quality standards by
either violating or contributing to an existing or projected air quality violation;
• Project could result in population increases within an area which would be in excess of that projected
by SCAG in the AQMP, or increase the population in an area where SCAG has not projected that
growth for the project's build out year;
• Project could generate vehicle trips that cause a CO hotspot or project could be occupied by sensitive
receptors that are exposed to a CO hotspot;
• Project will have the potential to create, or be subjected to, an objectionable odor that could impact
sensitive receptors;
• Project will have hazardous materials on site and could result in an accidental release of toxic air
emissions or acutely hazardous materials posing a threat to public health and safety;
• Project could emit a Toxic Air Contaminant52 regulated by SCAQMD rules or that is on a federal or
state air toxic list;
• Project could be occupied by sensitive receptors within 0.25 mile of an existing facility that emits air
toxics identified in SCAQMD Rule 1401; or
• Project could emit carcinogenic or TACs that individually or cumulatively exceed the maximum
individual cancer risk of 10 in 1 million.
51 South Coast Air Quality Management District. CEQA Air Quality Handbook, November 1993, pp. 6-2 and 6-3.
52 Toxic Air Contaminant (TAC) as defined in the 2007 Final AQMP is, "An air pollutant, identified in regulation
by the ARB (Air Resource Board), which may cause or contribute to an increase in deaths or in serious illness, or
which may pose a present or potential hazard to human health. TACs are considered under a different
regulatory process (California Health and Safety Code Section 39650 et seq.) than pollutants subject to CAAQS.
Health effects due to TACs may occur at extremely low levels, and it is typically difficult to identify levels of
exposure which do not produce adverse health effects" (p. G-8).
y Impact Sciences, Inc. 5.0-31 Eden Rock at PGA West Subsequent EIR
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5.0 Air Quality
r
Projects within the Basin with daily operation -related emissions that exceed any of the above emission
thresholds may be considered significant. Because the existing site is currently vacant and does not
contain sources of main -made air pollutants, the operational impact analysis will only consider man-
made sources of emissions that are part of the proposed Project.
An evolving air quality issue is the impact of a Project's greenhouse gas emissions on global climate. To
date, no state or local air quality agencies have established numerical or qualitative thresholds for r
assessing this issue. Although there currently is no significance threshold for this issue, the Project's
contribution of greenhouse gases will be discussed qualitatively.
5.5.4 Cumulative Emissions
In large part, the SCAQMD 2003 AQMP was prepared to accommodate growth, to meet state and federal
air quality standards, and to minimize the fiscal impact that pollution control measures have on the local
economy. According to the SCAQMD CEQA Air Quality Handbook, projects that are within the emission
thresholds identified above, should be considered less than significant unless there is other pertinent
information to the contrary.53
If a project is not within the emission thresholds above, the SCAQMD CEQA Air Quality Handbook
identifies three possible methods to determine the cumulative significance of land use projects.54 The
SCAQMD's methods are based on performance standards and emission reduction targets necessary to
attain the federal and state air quality standards identified in the 2003 AQMP. However, one method is
no longer recommended and supported by the SCAQMD and another method is not applicable as the
SCAQMD repealed the underlying regulation after the CEQA Air Quality Handbook was published.
Therefore, the only viable SCAQMD method is based on whether the rate of growth in average daily trips
or vehicle miles traveled exceeds the rate of growth in population. To use this method, it is necessary to
determine the proposed Project average daily trip (ADT) rate and the regional ADT rate at the time of
Project build out. The Project ADT is divided by the regional ADT to obtain a ratio of Project ADT to
regional ADT. Similarly, the proposed Project population is compared to the expected regional
population at the time of Project build out to obtain a ratio of Project population to regional population.
The two ratios are then compared to determine cumulative significance of the proposed Project.
53 South Coast Air Quality Management District. CEQA Air Quality Handbook, November 1993, pp. 9-12.
54 Ibid, pp. 9-12; Written communication with Steve Smith, Program Supervisor, South Coast Air Quality
Management District, November 20, 2003.
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November 2007
5.0 Air Quality
5.6 ENVIRONMENTAL IMPACT ANALYSIS
5.6.1 Construction Impacts
Construction Emissions
Development of the proposed Project would involve several phases of construction including grading,
asphalt paving, building construction, and architectural coating. Construction activities would be
completed in an approximately 39 -month period with grading occurring over 60 work days. Full Project
build out is anticipated to be in 2012.
Construction emissions were estimated according to the SCAQMD's CEQA Air Quality Handbook and
construction emission factors and parameters contained in the URBEMIS2007 (Version 9.2) land use and
air emissions estimation model55, which provides methodologies for calculating emissions generated by
all types of vehicles and equipment associated with construction activities. URBEMIS2007 is a revision to
the previous version of the software, URBEMIS2002 (Version 8.7), and it contains the most recent
emission factors from CARB's on -road motor vehicle emissions model, EMFAC2007, and CARB's off-
road vehicle emissions model, OFFROAD2007. The SCAQMD recommends the use of URBEMIS2007 to
assess the air quality impacts generated by land development Projects.
Table 5.0-9, Unmitigated Project Construction Emissions — Eden Rock at PGA West, identifies
estimated maximum daily emissions associated with grading and building construction activities during
Project implementation. These estimates are based on the expected location, size, and development of the
Project. Based on guidance from the SCAQMD, it was conservatively assumed that a maximum of 10
acres would be disturbed on any particular day during construction of the proposed Project. It was
assumed that all of the grading would be completed prior to any asphalt paving. It was also assumed
that asphalt paving would be completed prior to building construction as residential streets are typically
paved prior to residential home construction. It was also assumed that architectural coating would
commence 6 months after building construction and would continue throughout the building
construction phase. The analysis also assumed that all of the construction equipment would be active
continuously during the work day. In reality, this would not occur, as most equipment would operate
only a fraction of each workday. For these reasons, Table 5.0-9 represents a worst-case scenario for
construction activities at the Project site. These calculations also assume that appropriate dust control
measures would be implemented during each construction activity of the Project as required by
SCAQMD Rule 403 -Fugitive Dust.
55 Rimpo and Associates, 2007.
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5.0 Air Quality
Table 5.0-9
Unmitigated Project Construction Emissions - Eden Rock at PGA West
Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix 5.0.
Totals in the table mai not appear to add exactly due to rounding in the computer model calculations.
I PMurand PM2.5 emissions reflect SCAQMD Rule 403 compliance.
As shown in Table 5.0-9 above, air pollutant emissions generated during the grading phase of the
proposed Project construction are expected to exceed the SCAQMD thresholds for emissions of PMio.
Emissions estimates presented above are based on information provided by the applicant, including the
number of pieces and type of equipment expected to be utilized during site grading. City staff has
confirmed that the equipment assumptions are reasonable. Since construction of the proposed Project is
significant for PMio, mitigation measures are required to reduce the impacts of this pollutant. The effect
of mitigation measures on the construction emissions is discussed later in this section.
Impact Sciences, Inc. 5.0-34 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
Maximum Emissions in Pounds per Day
Emissions Source
VOC
NOx
CO
SO2
PM10
PM2.5
GRADING, 2008
On-site Fugitive Dust
-
-
--
--
156.94
32.77
Off -Road Diesel
9.72
80.57
41.56
0.00
4.26
3.92
On -Road Diesel
0.32
4.57
1.66
0.01
0.21
0.18
Worker Trips
0.09
0.17
2.79
0.00
0.02
0.01
Maximum pounds per day:
10.12
85.31
46.01
0.01
161.42'
36.88'
SCAQMD Threshold:
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
YES
NO
ASPHALT PAVING, 2008-2009
Asphalt Off -Gas
1.50
--
--
Asphalt Off -Road Diesel
5.90
41.03
18.34
0.00
2.78
2.56
Asphalt On -Road Diesel
0.51
7.31
2.65
0.01
0.33
0.29
Asphalt Worker Trips
0.10
0.19
3.11
0.00
0.02
0.01
Maximum pounds per day:
8.01
48.52
24.09
0.01
3.14
2.86
SCAQMD Threshold:
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
BUILDING CONSTRUCTION, 2009-2011
Bldg. Const. Off -Road Diesel
4.50
30.12
14.76
0.00
1.93
1.78
Bldg. Const. Vendor Trips
0.64
8.04
6.05
0.01
0.37
0.31
Bldg. Const. Worker Trips
0.76
1.45
24.49
0.03
0.21
0.11
Arch. Coatings Off -Gas
3.04
Arch.. Coatings Worker Trips
0.00
0.01
0.15
0.00
0.00
0.00
Maximum pounds per day -Unmitigated:
8.95
39.61
45.45
0.04
2.51
2.20
SCAQMD Threshold:
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix 5.0.
Totals in the table mai not appear to add exactly due to rounding in the computer model calculations.
I PMurand PM2.5 emissions reflect SCAQMD Rule 403 compliance.
As shown in Table 5.0-9 above, air pollutant emissions generated during the grading phase of the
proposed Project construction are expected to exceed the SCAQMD thresholds for emissions of PMio.
Emissions estimates presented above are based on information provided by the applicant, including the
number of pieces and type of equipment expected to be utilized during site grading. City staff has
confirmed that the equipment assumptions are reasonable. Since construction of the proposed Project is
significant for PMio, mitigation measures are required to reduce the impacts of this pollutant. The effect
of mitigation measures on the construction emissions is discussed later in this section.
Impact Sciences, Inc. 5.0-34 Eden Rock at PGA West Subsequent EIR
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5.0 Air Quality
Localized Significance Threshold Analysis
Per the recommendation of the SCAQMD, ambient NO2, CO, PMio, and PM2.5 concentrations due to the
construction of the proposed Project were analyzed using methods described in its Final LST
Methodology.56 The SCAQMD-approved dispersion model, Industrial Source Complex — Short Term
(ISCST357) was used for the analysis to model the dispersion of the pollutants of concern.
Sensitive receptors in the immediate vicinity include residences located to the northwest, southwest, and
southeast of the Project site. These residences are composed primarily of single-family housing. The
existing housing is adjacent to residential roads intersecting and adjacent to PGA Boulevard. There are
no schools or hospitals within 2 kilometers of the proposed Project site. Table 5.0-10, Modeling Results —
Maximum Impacts at Residential Receptors show the maximum PM,o, PM2.5, NO2, and CO
concentrations associated with the proposed Project at the maximally impacted residential receptor.
Table 5.0-10
Modeling Results
Maximum Impacts at Residential Receptors
Source: Impact Sciences, Inc.
South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003 and Final
Methodology to Calculate Particulate Matter (PM) 2.5 and PM2.5 Significance Thresholds, October 2006.
The maximum impacts for PMio, PM3.s, NO2, and CO were observed at the residential area located to the northwest of the Project site along Oak
Tree (adjacent to PGA Boulevard).
As indicated in the tables above, the LST analysis shows that maximum 24-hour PMto and PM25
concentrations are anticipated to exceed the threshold of significance established by SCAQMD at the
maximally impacted residential receptors. The impacts suggest that PM10 emissions could exceed the
limitations in SCAQMD Rule 403. For detailed information regarding the LST Analysis, refer to
Appendix 5.0, Localized Significance Threshold Analysis for Eden Rock at PGA West.
56 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003 and
Final Methodology to Calculate Particulate Matter (PM) 2.5 and PM 2.5 Significance Thresholds, October 2006.
57 Lakes Environmental Software, ISC-AERMOD View (Version 5.6.0),
Impact Sciences, Inc. 5.0-35 Eden Rock at PGA West Subsequent EIR
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Averaging
Modeling Results
LST Criteria'
Exceeds
Pollutant
Period
1Aglrm3
ppm
µglmn3
ppxnn
Threshold?
Respirable Particulate Matter (PMio)
24 hours
170.84
NA
10.4
NA
YES
Fine Particulate Matter (PM2.5)
24 hours
43.73
NA
10.4
NA
YES
Nitrogen Dioxide (NO2)
1 hour
40.64
0.02
282
0.15
NO
Carbon Monoxide (CO)
1 hour
190.37
0.17
20,598
18
NO
8 hours
127.49
0.11
9,155
8.0
NO
Source: Impact Sciences, Inc.
South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003 and Final
Methodology to Calculate Particulate Matter (PM) 2.5 and PM2.5 Significance Thresholds, October 2006.
The maximum impacts for PMio, PM3.s, NO2, and CO were observed at the residential area located to the northwest of the Project site along Oak
Tree (adjacent to PGA Boulevard).
As indicated in the tables above, the LST analysis shows that maximum 24-hour PMto and PM25
concentrations are anticipated to exceed the threshold of significance established by SCAQMD at the
maximally impacted residential receptors. The impacts suggest that PM10 emissions could exceed the
limitations in SCAQMD Rule 403. For detailed information regarding the LST Analysis, refer to
Appendix 5.0, Localized Significance Threshold Analysis for Eden Rock at PGA West.
56 South Coast Air Quality Management District. Final Localized Significance Threshold Methodology, June 2003 and
Final Methodology to Calculate Particulate Matter (PM) 2.5 and PM 2.5 Significance Thresholds, October 2006.
57 Lakes Environmental Software, ISC-AERMOD View (Version 5.6.0),
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5.0 Air Quality
5.6.2 Operational Impacts
Regional Impacts
Operational emissions at the Project site would be generated by both stationary and mobile sources as a
result of normal day-to-day activities on the Project site after occupation. Stationary emissions would be
generated by the consumption of natural gas for space and water heating devices. Emissions would also
be generated through landscaping activities, architectural coating applications, and the use of consumer
products. Mobile emissions would be generated by the motor vehicles traveling to, from, and within the
Project site. These sources of emissions were taken into account on the operational analysis.
Daily operational emissions were calculated using the data and methodologies identified in the
SCAQMD's CEQA Air Quality Handbook and current motor vehicle emission factors in the URBEMIS2007
Environmental Management Software. The operational emissions include area source emissions from the
residential units and Garden House as well as mobile source emissions associated with the operation of
the Project. The trip generation rates were obtained from data contained in Section 11.0, Transportation,
Traffic, Parking, and Circulation. The anticipated operational emissions are based upon build out of all
land uses associated with the proposed Project and are reflected in Table 5.0-11, Unmitigated Project
Operational Emissions — Eden Rock at PGA West, below. As shown in Table 5.0-11, the majority of
emissions that would occur as a result of the proposed Project are generated by the operation of vehicular
sources. Emissions from area sources and on-site uses comprise only a small portion of the overall
emissions inventory associated with the proposed development. As presented in Table 5.0-11,
operational emissions associated with the complete build out and operation of the Project would not
exceed SCAQMD thresholds. Therefore, operational emissions are considered less than significant.
As previously discussed, the SCAQMD lists additional criteria indicating when a project may create
potential air quality impacts.58 These criteria are listed below along with an analysis of whether or not
the Project meets any of them. If a project meets any one of the criteria, project air quality impacts would
be significant relative to that criterion.
58 South Coast Air Quality Management District, CEQA Air Quality Handbook, November 1993, pp. 6-2 — 6-3.
Impact Sciences, Inc. 5.0-36 Eden Rock at PGA West Subsequent EIR
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5.0 Air Quality
Table 5.0-11
Unmitigated Project Operational Emissions - Eden Rock at PGA West
Emissions Source
VOC
Emissions in Pounds per Day
NOx CO SO2 PMro
PM2s
Summertime Emissions'
Operational (Mobile) Sources
13.54
18.58 148.68
0.17
26.36
5.28
Area Sources
15.23
2.95 4.36
0.00
0.03
0.03
Summertime Emission Totals
28.77
21.53 153.04
0.17
26.39
5.31
Recommended Threshold
75
100 550
150
150
55
Exceeds Threshold?
NO
NO NO
NO
NO
NO
Wintertime Emissions2
Operational (Mobile) Sources
14.28
22.06 144.35
0.14
26.36
5.28
Area Sources
15.08
4.52 1.95
0.01
0.14
0.14
Wintertime Emission Totals
29.36
26.58 146.30
0.15
26.50
5.42
Recommended Threshold
75
100 550
150
150
55
Exceeds Threshold?
NO
NO NO
NO
NO
NO
Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix 5.0.
Totals in table may not appear to add exactly due
to rounding in the computer model calculations.
' Summertime Emissions are representative of the conditions that
may occur during the ozone season (May 1 to
October 31).
' Wintertime Emissions are representative of the conditions that may occur during the balance of the year (November 1 to April 30),
Whether Project could interfere with the attainment of the federal or state ambient air quality standards by either
violating or contributing to an existing or projected air quality violation.
SCAQMD's CEQA Air Quality Handbook suggests that an air quality modeling analysis (i.e., dispersion
modeling) may be performed that identifies the Project's potential impact on regional ambient air quality.
A project would not create potential significant adverse air quality impacts if the dispersion modeling
demonstrates that the Project's incremental emissions would not increase the frequency or the severity of
existing air quality violations, or contribute to a new violation.59 A project -specific CO "hotspots"
analysis was conducted (see results below), and it was demonstrated that the Project's CO emissions
would not exceed the state or federal 1 -hour or 8 -hour standards. With respect to the other pollutants
(i.e., NOx, SOx, VOC, Mo, and PM2.5), SCAQMD staff have stated that air quality dispersion models do
not currently exist for general development Projects that can determine if the Project's NOx, SOx, VOC,
and PMro (and PM2.5) emissions would increase the frequency or the severity of existing regional air
59 South Coast Air Quality Management District, CEQA Air Quality Handbook, November 1993, p. 12-3.
i_
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5.0 Air Quality
quality violations, or contribute to a new violation.60 Therefore, no such air quality dispersion analysis
can be undertaken for this Project.
Instead, SCAQMD staff state that a Project's consistency with the population number and location
assumptions identified by SCAG and used in the preparation of the 2003 AQMP should be assessed as
required by the next criterion:
Whether Project could result in population increases within an area which would be in excess of that projected by
SCAG in the AQMP, or increase the population in an area where SCAG has not projected that growth for the
Project's build out year.
The AQMP is designed to accommodate planned growth, to reduce the high levels of pollutants within
the areas under the jurisdiction of SCAQMD, to achieve the former federal 1 -hour ozone standard by
2010, and to minimize the impact on the economy. Projects that are considered to be consistent with the
AQMP do not interfere with attainment and do not contribute to the exceedance of an existing air quality
violation because this growth is included in the projections utilized in the formulation of the AQMP.
Therefore, projects, uses, and activities that are consistent with the applicable assumptions used in the
development of the AQMP would not jeopardize the long-term attainment of the air quality levels
identified in the AQMP, even if they exceed the SCAQMD's recommended thresholds.
Future air emissions within the Basin are based on demographic projections developed by SCAG. The
2003 AQMP incorporated demographic projections from the SCAG 2001 RTP. Projects that are consistent
with the projections of population forecasts identified in the 2001 RTP are considered consistent with the
2003 AQMP growth projections. The 2007 AQMP incorporated demographic projections from the SCAG
2004 RTP. Projects that are consistent with the projections of population forecasts identified in the 2004
RTP are considered consistent with the 2007 AQMP growth projections.
The proposed Project site is located in the City of La Quinta. As of January 2007, the City's population
was 41,092.61 This population already substantially exceeds the population forecast for the City of La
Quinta in the SCAG 2001 RTP for the Project build out year of 2012.62 The revised population forecast in
the SCAG 2004 RTP for the Project build out year of 2012 is approximately 42,810, based on a linear
60 Personal communication with Steve Smith, Program Supervisor, South Coast Air Quality Management District,
Diamond Bar, California, February 23, 1996.
61 State of California, Department of Finance. E-5 Population and Housing Estimates for Cities, Counties and the State,
2001-2007, with 2000 Benchmark. Sacramento, California, May 2007.
62 Southern California Association of Governments. 2001 RTP Growth Forecast, City Projections. [Online] October
30, 2007 <http://www.scag.ca.gov/forecast/rtpgf.htm>.
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5.0 Air Quality
projection between SCAG's 2010 and 2015 forecasts for the City of La Quinta.63 The population growth
associated with the proposed Project is estimated to be 832 persons.64 Therefore, the proposed Project
would not exceed SCAG's 2004 projected population in the City of La Quinta. Therefore, based on the
most recent AQMP, implementation of the Project would not jeopardize the regional attainment plan for
ozone. For this reason, impacts associated with the Project are not significant relative to this criterion.
Whether Project could generate vehicle trips that cause a CO hotspot or Project could be occupied by sensitive
receptors that are exposed to a CO hotspot.
Motor vehicles are a primary source of pollutants within the Project vicinity. Traffic -congested roadways
and intersections have the potential to generate localized high levels of CO. Localized areas where
ambient concentrations exceed state and/or federal standards are termed CO "hotspots." Such hotspots
are defined as locations where the ambient CO concentrations exceed the state or federal ambient air
quality standards. CO is produced in greatest quantities from vehicle combustion and is usually
concentrated at or near ground level because it does not readily disperse into the atmosphere. As a
result, potential air quality impacts to sensitive receptors are assessed through an analysis of localized CO
concentrations.
The SCAQMD recommends the use of CALINE4, a dispersion model developed by the California
Department of Transportation (Caltrans) for predicting CO concentrations near roadways, as the
preferred method of estimating pollutant concentrations at various locations. CALINE4 adds roadway -
specific CO emissions calculated from peak traffic volumes to ambient CO air concentrations. Maximum
CO concentrations at Project study intersections were estimated using a simplified screening version of
CALINE4. The simplified model was developed by the Bay Area Air Quality Management District
(BAAQMD) and is used to identify a potential CO hotspot. If a hotspot is identified, the complete
CALINE4 model is then utilized to determine precisely the CO concentrations predicted at the
intersections in question. This methodology assumes worst-case conditions (i.e., wind direction is
parallel to the primary roadway, 90 degrees to the secondary road; wind speed of less than one meter per
second; and extreme atmospheric stability) and provides a screening of maximum, worst-case, CO
concentrations. The simplified approach is acceptable to the SCAQMD as long as it is used consistently
with the BAAQMD Guidelines. 65
63 Southern California Association of Governments. 2004 RTP Growth Forecast, City Projections. [Online] October
30, 2007 <http://www.scag.ca.gov/forecast/>.
64 State of California, Department of Finance. E-5 Population and Housing Estimates for Cities, Counties and the State,
2001-2007, with 2000 Benchmark. Sacramento, California, May 2007.
65 Personal communication with Steve Smith, Program Supervisor, South Coast Air Quality Management District,
Diamond Bar, California, May 12, 2004.
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Maximum CO concentrations were calculated for peak hour traffic volumes at 10 intersections in the
Project vicinity that are in proximity to sensitive uses (e.g., residences, schools, parks, hospitals, etc.).
Morning (AM) peak hour and afternoon (PM) peak hour traffic volume information were used in the CO
modeling to determine the highest impacts. Since CO hotspots tend to occur at heavily congested'
intersections, using the highest peak hour volume represents the worst-case situation
The volumes used to determine the CO concentrations are based on the traffic study prepared for the
proposed Project, as discussed in Section 11.0, Transportation, Traffic, Parking, and Circulation. The
results of these CO concentration calculations are presented in Table 5.0-12, Predicted Future Local
Carbon Monoxide Concentrations - With Project, for representative receptors located 0 and 25 feet from
each roadway.
Table 5.0-12
Predicted Future Local Carbon Monoxide Concentrations - With Project
As shown, the CALINE4 screening procedure predicts that, under worst-case conditions, future CO
concentrations at each intersection would not exceed the state or federal 1 -hour and 8 -hour standards due
to the emissions from the cumulative traffic, including that from the proposed Project. No significant CO
hotspot impacts would occur to sensitive receptors in the vicinity of these intersections. As a result, no
significant Project -related impacts, as a result of the implementation of the proposed Project, would occur
relative to projected CO concentrations.
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223-12 November 2007
0 Feet
25 Feet
Intersection _
1 -Hours
8-Hour2
1 -Hours
8-Hourz
1. Washington Street and Avenue 50
4.8
2.6
4.1
2.1
2. Jefferson Street and Avenue 50
4.4
2.3
3.9
1.9
3. Jefferson Street and 5411 Avenue
4.0
2.0
3.6
1.7
4. Madison Avenue and 541h Avenue
4.4
2.3
3.9
1.9
5. PGA Boulevard and Project West Entrance
3.3
1.5
3.2
1.4
6. Project South Entrance and PGA Boulevard
3.0
1.3
3.0
1.3
Exceeds state 1 -hour standard of 20 ppm?
NO
NO
NO
NO
Exceeds federal 1 -hour standard of 35 ppm?
NO
NO
NO
NO
Exceeds state 8 -hour standard of 9.0 ppm?
NO
NO
NO
NO
Exceeds federal 8 -hour standard of 9 ppm?
NO
NO
NO
NO
Source. Impact Sciences; Inc. Emissions calculations are provided in Appendix 5.0.
' State 1 -hour standard is 20 parts per million. Federal 1 -hour standard is 35 parts per million.
State 8 -hour standard is 9.0 parts per million. Federal 8 -hour standard is 9 parts per million.
As shown, the CALINE4 screening procedure predicts that, under worst-case conditions, future CO
concentrations at each intersection would not exceed the state or federal 1 -hour and 8 -hour standards due
to the emissions from the cumulative traffic, including that from the proposed Project. No significant CO
hotspot impacts would occur to sensitive receptors in the vicinity of these intersections. As a result, no
significant Project -related impacts, as a result of the implementation of the proposed Project, would occur
relative to projected CO concentrations.
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Whether Project will have the potential to create, or be subjected to, an objectionable odor that could impact sensitive
Freceptors.
The proposed residential and recreational uses on the site would not generate objectionable odors.
Operation of the proposed Project would involve the disposal of refuse, which would be disposed into
appropriate trash collection containers as required by the City of La Quinta. Consequently, no significant
impacts from such odors are anticipated.
Whether Project will have hazardous materials on site and could result in an accidental release of toxic air emissions
or acutely hazardous materials posing a threat to public health and safety,
Whether Project could emit a TAC regulated by SCAQMD rules or that is on a federal or state air toxic list,
Whether Project could be occupied by sensitive receptors within 0.25 mile of an existing facility that emits air toxics
identified in SCAQMD Rule 1401; or
Whether Project could emit carcinogenic or TACs that individually or cumulatively exceed the maximum individual
cancer risk of 10 in 1 million.
With respect to the above four criteria, the Project will not have hazardous materials on site and will not
be a source of toxic air contaminants regulated by the SCAQMD, state, or federal government, except as a
result of normal use of household and consumer products, architectural coatings, and similar products.
The Project is not anticipated to be a source of carcinogenic emissions. Therefore, no significant impacts
are anticipated with respect to the above four criteria.
Greenhouse Gas Emissions
As noted in previously, the primary source of GHGs in California is fossil fuel combustion. The primary
GHG associated with fuel combustion is carbon dioxide, with lesser amounts of methane and nitrous
oxide. Accordingly, the Project would result in emissions of these GHGs due to fuel combustion in motor
vehicles and building heating systems associated with the Project. Building and motor vehicle air
conditioning systems may use HFCs (and HCFCs and CFCs to the extent that they have not been
completely phased out at later dates), which may result in emissions through leaks. The other GHGs
(perfluorocarbons and sulfur hexafluoride) are associated with specific industrial sources and are not
expected to be associated with the proposed Project.
While the Project would result in emissions of GHGs, the significance of the impact of a single project on
global climate cannot be determined at this time. First, no guidance exists to indicate what level of GHG
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emissions would be considered substantial enough to result in a significant adverse impact on global
climate. Even though the GHG emissions associated with an individual development project could be
estimated, there is no emissions threshold that can be used to evaluate the significance of these emissions.
Second, global climate change models are not sensitive enough to be able to predict the effect of a single
project on global temperatures and the resultant effect on climate; therefore, they cannot be used to
evaluate the significance of a project's impact. Thus, insufficient information and predictive tools exist to
assess whether a single project would result in a significant impact on global climate. For these reasons,
determining the significance of the impact of the Project on global climate is speculative. The appropriate
context for consideration of Project contributions to greenhouse gases is within the cumulative impacts
analysis. See the cumulative impacts subsection (following) for this analysis.
5.7 CUMULATIVE IMPACTS
5.7.1 Regional Analysis
As discussed previously, the SCAQMD's CEQA Air Quality Handbook identifies methodologies to
determine the cumulative significance of land use projects where the construction and/or operation
emission generation thresholds have been exceeded. The SCAQMD method employed for this Project is
that which determines whether the rate of growth in average daily trips exceeds the rate of growth in
population. This method differs from the methodology used in other sections of this EIR in which all
foreseeable future development within a given service boundary or geographical area is predicted and its
impacts measured. The SCAQMD has not identified thresholds to which the total emissions of all
cumulative development can be compared. Instead, the SCAQMD's methods are based on performance
standards and emission reduction targets necessary to attain the federal and state air quality standards
identified in the AQMP.
Residential uses proposed on the Project site would result in an on-site population of approximately 832
individuals. 66 Using this population value along with the residential Project Average Daily Trip (ADT)
volume included in the traffic study, SCAG population growth data, and traffic data for the portion of
Riverside County located within the Basin obtained from CARB's EMFAC2007 on -road motor vehicle
emissions model, the ratio of Project ADT to anticipated regional ADT and the ratio of the Project
population to the anticipated regional population were determined. Since Project implementation would
66 Based on a population generation rate of 2.85 persons per household. State of California, Department of Finance.
E-5 Population and Housing Estimates for Cities, Counties and the State, 2001-2007, with 2000 Benchmark. Sacramento,
California, May 2007.
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reduce the number of hotel guestrooms and commercial square footage on the Project site, no increase in
the number of employees on site is anticipated and cumulative impacts related to employment would
therefore be less than significant. As shown in Table 5.0-13, Comparison of ADT to Population Growth
— Eden Rock at PGA West, the ADT ratio is less than the population ratio at Project build out in 2012. As
such, the Project's incremental contribution to cumulative impacts would be less than cumulatively
considerable and therefore not significant.
Table 5.0-13
Comparison of ADT to Population Growth — Eden Rock at PGA West
Source: Impact Sciences, Inc.
' Based on a population generation rate of 2.85 persons per household. State of California, Department of Finance. E-5 Population and
Housing Estimates for Cities, Counties and the State, 2001-2007, with 2000 Benchmark. Sacramento, California, May 2007.
2 Estimated ADT in Riverside County asdetermined by EMFAC2007.
3 Southern California Association of Governments. City projections. [Online] <http://scag.ca.gov/forecast/ index.htm>, March 5,
2007.
4 Estimated ADT. See Section 11.0, Transportation, Traffic, Parking, and Circulation.
In addition to the cumulative significance methodologies contained in SCAQMD's CEQA Air Quality
Handbook, the SCAQMD staff has suggested that the emissions -based thresholds be used to determine if a
Project's contribution to regional cumulative emissions is cumulatively considerable.67 As shown in
Table 5.0-9, the Project's construction emissions would exceed the Project -level threshold of significance
for NOx and Mo. The Project also exceeds the localized impacts for Mo and PM2_5. Accordingly, the
Project's construction emissions, prior to mitigation, would be considered cumulatively considerable, and
the cumulative air quality impact would be significant under this criterion.
5.7.2 Global Climate Change
In addition to the Project -level impact on global climate, the Project's contribution to state, national, and
global GHG emission inventories and the resultant effect on global climate are also be evaluated on a
cumulative basis. The Project would generate GHG emissions, which would contribute to potential
cumulative impacts of GHG emissions on global climate.
67 Personal communication with Steve Smith, Program Supervisor, South Coast Air Quality Management District,
Diamond Bar, California, with David Deckman, Impact Sciences, April 19, 2006.
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ADT
Population
Residents of the Proposed Project'• 4
1,711
832
Riverside County2.3
10,483,900
2,199,470
Ratio of Project to Riverside County
0.000163
0.000378
Source: Impact Sciences, Inc.
' Based on a population generation rate of 2.85 persons per household. State of California, Department of Finance. E-5 Population and
Housing Estimates for Cities, Counties and the State, 2001-2007, with 2000 Benchmark. Sacramento, California, May 2007.
2 Estimated ADT in Riverside County asdetermined by EMFAC2007.
3 Southern California Association of Governments. City projections. [Online] <http://scag.ca.gov/forecast/ index.htm>, March 5,
2007.
4 Estimated ADT. See Section 11.0, Transportation, Traffic, Parking, and Circulation.
In addition to the cumulative significance methodologies contained in SCAQMD's CEQA Air Quality
Handbook, the SCAQMD staff has suggested that the emissions -based thresholds be used to determine if a
Project's contribution to regional cumulative emissions is cumulatively considerable.67 As shown in
Table 5.0-9, the Project's construction emissions would exceed the Project -level threshold of significance
for NOx and Mo. The Project also exceeds the localized impacts for Mo and PM2_5. Accordingly, the
Project's construction emissions, prior to mitigation, would be considered cumulatively considerable, and
the cumulative air quality impact would be significant under this criterion.
5.7.2 Global Climate Change
In addition to the Project -level impact on global climate, the Project's contribution to state, national, and
global GHG emission inventories and the resultant effect on global climate are also be evaluated on a
cumulative basis. The Project would generate GHG emissions, which would contribute to potential
cumulative impacts of GHG emissions on global climate.
67 Personal communication with Steve Smith, Program Supervisor, South Coast Air Quality Management District,
Diamond Bar, California, with David Deckman, Impact Sciences, April 19, 2006.
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Under Section 15130 of the CEQA Guidelines, an EIR must discuss cumulative impacts if a project would
have a cumulatively considerable effect on a resource, where "cumulatively considerable" is defined as
"the incremental effects of an individual project are significant when viewed in connection with the
effects of past projects, the effects of other current projects, and the effects of probable future projects." 68
However, as Section 15064(h)(4) states, "The mere existence of significant cumulative impacts caused by
other projects alone shall not constitute substantial evidence that the proposed Project's incremental
effects are cumulatively considerable." 69 Therefore, the fact that the proposed Project would result in
emissions of GHGs (chiefly carbon dioxide), and that global GHGs emissions contribute to the
greenhouse effect and the resultant impacts on global climate, does not mean that the proposed Project
would have a cumulatively considerable impact on global climate. Accordingly, the potential
contribution of the Project to this cumulative impact is evaluated under other criteria. Accordingly, the
potential contribution of the Project to this cumulative impact is evaluated under other criteria.
To date, no quantitative emission thresholds or similar criteria have been established to evaluate the
cumulative impact of a single project on global climate. In the absence of quantitative emissions
thresholds, consistency with adopted programs and policies is used by many jurisdictions to evaluate the
significance of cumulative impacts. A project's consistency with the implementing programs and
regulations to achieve the statewide GHG emission reduction goals established under Executive Order
S-3-05 and AB 32 cannot yet be evaluated because they are still under development. Nonetheless, the
Climate Action Team, established by Executive Order 5-3-05, has recommended strategies for
implementation at the statewide level to meet the goals of the Executive Order. In the absence of an
adopted plan or program, the Climate Action Team's strategies serve as current statewide approaches to
reducing the state's GHG emissions. As no other plan or program for GHG emissions that would apply
to the Project has been adopted, consistency with these strategies is assessed to determine if the Project's
contribution to cumulative GHG emissions would be considerable.
In its report to the Governor and the Legislature, the Climate Action Team recommended strategies that
could be implemented by various state boards, departments, commissions, and other agencies to reduce
GHG emissions. 70 This EIR contains several Project design features and mitigation measures that would
result in lower fuel combustion emissions, reduced energy usage, water conservation, and other collateral
68 California Environmental Quality Act Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
Section 15065(a)(3).
69 California Environmental Quality Act Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
Section 15064(h)(4).
70 California Environmental Protection Agency, Climate Action Team, Climate Action Team Report to Governor
Schwarzenegger and the Legislature. March 2006.
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benefits with respect to GHG emissions.71 The Climate Action Team strategies that are relevant to the
proposed Project, the implementing agencies, and the Project's design features or mitigation measures
that would be consistent with these strategies are listed in Table 5.0-14, Project Features and Mitigation
Measures to Achieve Climate Action Team Strategies. Based on the analysis in Table 5.0-14, the
proposed Project would substantially lessen its contribution to GHG emissions and global climate due to
its consistency with these strategies. Accordingly, the contribution of the Project to the cumulative GHG
emissions is not considered cumulatively considerable.
Table 5.0-14
Project Features and Mitigation Measures to Achieve Climate Action Team Strategies
CAT Strategy Implementing Agency Project Feature/Mitigation
Vehicle Climate Change Standards Air Resources Board The Project would be consistent with this
strategy to the extent that new passenger
vehicle and light trucks are purchased by
the Project's residents starting in the 2009
model year.
HFC Reduction Strategies Air Resources Board Project air conditioning systems would
comply with the latest standards for new
systems. Use of consumer products using
HFCs would comply with CARB
regulations, when adopted.
Building Energy Efficiency Standards Energy Commission The Project will meet or exceed California
in Place energy standards or energy efficient lighting
Appliance Energy Efficiency Energy Commission requirements.
Standards in Place
Water Use Efficiency Department of Water Use of landscape and ornamental water use
Resources will conform with the local water efficient
landscape ordinance or the landscape and
ornamental budget outlined by the
Department of Water Resources.
Source: Impact Sciences, Inc.
5.8 PROJECT MITIGATION MEASURES
The proposed Project may result in potentially significant air quality impacts during construction of the
proposed Project with respect to emissions of PM10 and localized concentrations of PM10 and PM2,5.
Therefore, the following mitigation measures are required to be implemented as part of the Project.
71 Project design features and mitigation measures that are intended to reduce criteria pollutant emissions
associated with fuel combustion (e.g., motor vehicle emissions) or energy conservation would also serve to
reduce GHG emissions.
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MM -AQ -1 The Developer shall prepare a Construction Traffic Emission Management Plan to
minimize emissions from vehicles including, but not limited to, scheduling truck
deliveries to avoid peak hour traffic conditions, consolidating truck deliveries, and
prohibiting truck idling in excess of 5 minutes.
MM -AQ -2 The Contractor shall ensure that the use of all construction equipment is suspended
during first -stage smog alerts.
MM -AQ -3 The Contractor shall install wind monitoring equipment on site, to the extent feasible,
and suspend grading activities when wind speeds exceed 25 mph per SCAQMD
guidelines.
MM -AQ -4 The Contractor shall maintain construction equipment by conducting regular tune-ups
according to the manufacturers' recommendations.
MM -AQ -5 The Contractor shall recommend the use of electric welders to avoid emissions from gas
or diesel welders to the extent feasible.
MM -AQ -6 The Contractor shall recommend the use of on-site electricity or alternative fuels rather
than diesel -powered or gasoline -powered generators to the extent feasible.
MM -AQ -7 The Contractor shall ensure that traffic speeds on all unpaved Project site areas are
reduced to 15 miles per hour or less.
MM -AQ -8 The Contractor shall ensure that all unpaved roads and disturbed areas within the Project
site are watered at least three times daily during dry weather.
MM -AQ -9 The Contractor shall limit the maximum speed on all unpaved roads to 15 miles per
hour.
MM -AQ -10 The Contractor shall plant vegetative ground cover in disturbed areas as soon as
possible.
MM -AQ -11 The Contractor shall comply with the La Quinta Municipal Code, Chapter 6.16 (Fugitive
Dust Control), including the preparation of a fugitive dust control plan pursuant to the
provisions of the Coachella Valley Fugitive Dust Control Handbook.
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5.9 CUMULATIVE MITIGATION MEASURES
Cumulative impacts during construction are considered significant. Construction -related mitigation
measures identified in Project Mitigation Measures would also apply for cumulative impacts.
5.10 LEVEL OF SIGNIFICANCE AFTER MITIGATION
5.10.1 Project Impacts
Adherence to the recommended mitigation measures presented above would reduce the magnitude of
construction -related impacts. While some of the mitigation measures are not readily quantifiable in
terms of emissions reductions, construction -related emissions could be mitigated to a less than significant
level. The emissions reductions were calculated based on the SCAQMD's Mitigation Measures and Control
Efficiencies for fugitive dust.72 The following mitigation measures would result in less than significant
impacts for emissions of PM10 due to construction activities during the grading phase. Table 5.0-15,
Mitigated Project Construction Emissions — Eden Rock at PGA West, shows the level of emissions after
implementation of the following mitigation measures during the grading phase.
MM -AQ -8 The Contractor shall ensure that all unpaved roads and disturbed areas within the Project
site are watered at least three times daily during dry weather.
MM -AQ -9 The Contractor shall limit the maximum speed on all unpaved roads to 15 miles per
hour.
MM -AQ -10 The Contractor shall plant vegetative ground cover in disturbed areas as soon as
possible.
Based on the SCAQMD Localized Significance Thresholds, the Project may result in temporary and
localized impacts of PMio and PM2.5 to receptors in the immediate vicinity of the Project site during
construction. These impacts are considered significant and unavoidable, even after implementation of
the mitigation measures.
72 South Coast Air Quality Management District. Mitigation Measures and Control Efficiencies, Fugitive Dust.
[Online] October 30, 2007 <http://www.aqmd.gov/CEQA/handbook/mitigation/fugitive/MM_fugitive.html>.
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l'
Table 5.0-15.
Mitigated Project Construction Emissions - Eden Rock at PGA West
5.10.2 Cumulative Impacts
The proposed Project is consistent with regional growth projections; therefore, the cumulative impacts
during operation of the proposed Project are less than significant based on this criterion. The mitigated
construction -related PMio emissions are not expected to exceed the SCAQMD's recommended daily
emission threshold of significance. However, localized impacts for PMio, and PM2.5 may exceed the
SCAQMD Localized Significance Thresholds. As the Basin is designated as nonattainment for PMio and
PM2.5, Project emissions that lead to an exceedance of the SCAQMD LSTs during construction are
cumulatively considerable, and thus, are considered significant and unavoidable cumulative air quality
impacts.
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Maximum Emissions in Pounds per Day
Emissions Source
VOC
NOx
CO
SO2
PMio
PM2.5
GRADING, 2008
On-site Fugitive Dust
-
--
-- --
119.68
25.00
Off -Road Diesel
9.72
80.57
41.56
0.00
4.26
3.92
On -Road Diesel
0.32
4.57
1.66
0.01
0.21
0.18
Worker Trips
0.09
0.17
2.79
0.00
0.02
0.01
Maximum pounds per day:
10.12
85.31
46.01
0.01
124.13
29.09
SCAQMD Threshold:
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Source: bnpact Sciences, Inc. Emissions calculations are
provided in
Appendix 5.0.
Totals in the table may not appear to add exactly due to rounding in the
computer model calculations.
5.10.2 Cumulative Impacts
The proposed Project is consistent with regional growth projections; therefore, the cumulative impacts
during operation of the proposed Project are less than significant based on this criterion. The mitigated
construction -related PMio emissions are not expected to exceed the SCAQMD's recommended daily
emission threshold of significance. However, localized impacts for PMio, and PM2.5 may exceed the
SCAQMD Localized Significance Thresholds. As the Basin is designated as nonattainment for PMio and
PM2.5, Project emissions that lead to an exceedance of the SCAQMD LSTs during construction are
cumulatively considerable, and thus, are considered significant and unavoidable cumulative air quality
impacts.
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6.0 CULTURAL RESOURCES
6.1 INTRODUCTION
This section of the Draft EIR addresses the potential for cultural resources that may be present within the Eden Rock
at PGA West site (Project Site) and the potential for impacts to these potential resources by the proposed Project.
Information utilized in the analysis in this section is based on a Phase I His Resources
9
Assessment (October 2005) and a Paleontological Resources Assessment (September 2004) prepared by CRM
TECH, which are provided in Appendix 6.0 of this EIR. Preparation of the reports involved records checks,
literature reviews and field surveys.
6.2 ENVIRONMENTAL SETTING
6.2.1 Methodology
To determine the archeological and historic setting, a records search for the Project site was conducted at
the Eastern Information Center located at the University of California (UC) Riverside. A records search
was also conducted using the U.S. General Land Office (GLO) records. Additionally, historic maps of the
Project Site from the U.S. Geological Survey (USES) were reviewed. An on -foot field survey was
conducted during the week of October 5, 2005 by walking parallel east -west transects spaced at ten
meters apart. Ground visibility varied from poor to excellent, depending on various levels of vegetation.
To determine the paleontological setting, a records search of the Natural History Museum of Los Angeles
County, the Regional Paleontologic Locality Inventory of the San Bernardino County Museum, and a
literature search of the consultant's in-house library and personal records was conducted. A field survey
was conducted on August 5, 2004 using parallel north -south and east -west transects spaced 50 meters
apart.
6.2.2 Archeological/Historical
The results of the records search at UC Riverside indicate that the Project area was covered by at least two
previous cultural resource surveys, but no archaeological or historical sites were recorded on or adjacent
to the Project Site Within a 1 -mile radius of the Project Site, the records search identified 20 other
previous studies resulting in the identification of 18 his sites and a large number of
isolates. The majority of these sites were Native American in nature, consisting primarily of surface
scatters of artifacts commonly found in the Coachella Valley, such as ceramic sherds, groundstone pieces,
and chipped stone tools and debitage. The isolates were recorded predominantly as prehistoric ceramic
sherds and chipped stone flakes. None of these sites were immediately adjacent to the Project Site.
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The results of the GLO records and USGS maps provided additional information about the Project Site
and regional vicinity. During the 191h and early 2011, centuries, the only man-made feature noted in the
Project vicinity was a road traversing along the base of the Santa Rosa Mountains. This road was part of
the historic Cocomaricopa-Bradshaw Trail. In 1901-1903, the trail was known to pass directly through the
Project area, but no evidence of any settlement or land development activities was found within or
adjacent to the Project boundaries at that time, or in the early 1940s. By 1941, the Cocomaricopa-Bradsaw
Trail had been largely abandoned and all but disappeared in the La Quinta area. In the meantime, the
area had begun to exhibit a cultural landscape that was typical of rural southern California at the time,
featuring scattered farmsteads connected by a more regular grid of roads. One of the roads, Avenue 56,
ran across the Project area during the 1940s and 1950s, and two buildings, most likely rural residences,
were found in the southeastern portion of the Project area in the 1950s. None of these features, however,
have survived to the present time, as discovered during the field survey.
During the on -foot field survey, an existing parking lot and several building pads and reservoirs were
observed on the Project Site. No remains of the Cocomaricopa-Bradshaw Trail or any other man-made
features noted in the historic maps were discovered during the field survey. In sum, despite intensive
survey efforts, no buildings, structures, objects, sites, features, or artifacts more than 50 years of age were
encountered within the Project area.
Senate Bill 18
On September 29, 2004, the Governor approved Senate Bill 18 (SB 18)1, which requires local governments
to consult with Native American tribes prior to making certain planning decisions and to provide notice
to tribes at certain key points in the planning process. These consultation and notice requirements apply
to the adoption and amendment of both general plans and specific plans.
The consultation process requires (1) that local governments send the State Native American Heritage
Commission (NAHC) information on the proposed Project and request contact information for local
Native American tribes; (2) that local governments then send information on the Project to the tribes that
the NAHC has identified and notify them of the opportunity to consult; (3) that the tribes have 90 days to
respond on whether they want to consult or not; and (4) that consultation begins if requested by a tribe
and there is no statutory limit on the duration of consultation. If issues arise and consensus on mitigation
cannot be reached, SB 18 allows a finding to be made that the suggested mitigation is infeasible.
1 SB 18 amended Section 815.3 of the Civil Code; amended Sections 65040.2, 65092, 65351, 65352 and 65560 of the
Government Code; and added Sections 65352.3, 65352.4 and 65562.5 of the Government Code.
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The intent of SB 18 is to provide California Native American tribes an opportunity to participate in local
land use decisions at an early planning stage, for the purpose of protecting or mitigating impacts to
cultural places. The purpose of involving tribes at these early planning stages is to allow consideration of
cultural places in the context of broad local land use policy, before individual site-specific, project -level
land use decisions are made by a local government.
In accordance with the provisions of SB 18, the General Plan and Specific Plan Amendment applications
for the Project require that Tribal organizations be consulted with regard to potential historic Native
American sites. On March 21, 2006, the City sent out a consultation request letter to nine Native
American entities, as identified in the consultation list provided by the Native American Heritage
Commission (NAHC). Based on return receipt mail, the 90 -day request for consultation period suspense
date was established as June 28, 2006. In the interim, the survey was reviewed by the City's Historic
Preservation Commission (HPC) during the 90 -day consultation request period, and was accepted by the
HPC on May 18, 2006, subject to recommendations.
Of the nine Native American tribes that were sent notification, three tribes; the Torres -Martinez Desert
Cahuilla Indians, the Agua Caliente Band of Cahuilla Indians, and the Ramona Band of Cahuilla Indians
requested consultation during the 90 -day request period. The Phase 1 cultural resources survey, along
with the HPC recommendations were forwarded to each of the three tribes upon receiving their
respective requests.
Subsequent to the three respective tribal reviews of the Phase I cultural resources survey and HPC
recommendations, only the Ramona Band requested continued consultation on specific measures above
those recommended by the HPC. City staff has worked with the Ramona Band on their concerns and
have come to agreement on addressing those concerns, relating to required monitoring for archaeological
resources during Project grading, and the curation of any found artifacts. As a result, the SB 1.8
consultation on this Project is complete.
6.2.3 Paleontological
The records search of the Natural History Museum of Los Angeles County and Regional Paleontologic
Locality Inventory of the San Bernardino County Museum found no known paleontological localities
within the boundaries of the Project. However, the record searches indicate that there could be sites
located within a 1 -mile radius of the Project Site. The record searches found several paleontological
localities previously reported near the Project area, but outside the 1 -mile radius. Some of these known
localities have produced fossils from sediment lithologies similar to those known to occur at the Project
Site. The Project area is located within the historic boundary of ancient Lake Cahuilla and the soils on
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and around the site are of the Holocene age. Based on these discoveries, the San Bernardino County
Museum considers the Project vicinity to be an area of high paleontologic sensitivity and declares any
ground -disturbing operations in the vicinity to have a high potential to impact significant nonrenewable
fossil resources. In addition, the results of the literature review indicate that the Project Site is determined
to have a low to moderate probability for containing Holocene -age vertebrate fossil remains and a
moderate to high potential for significant nonrenewable Holocene invertebrate remains.
During the field survey, shell material within stockpiled dirt and upon low areas adjacent to the
stockpiles was found. These shells were not found in any abundance. Some shell material noted on site
belonged to invasive species introduced through Coachella Valley Water District irrigation canals.
The field survey concludes that as the surface area has been previously impacted with two-thirds of the
Project area previously graded, no monitoring is recommended for tree removal, grubbing, or surface
grading and no monitoring is necessary during the removal of on-site stockpiled dirt. Monitoring is
recommended of earth -moving activities for grading after stockpiled surface materials have been
removed and a program to mitigate impacts to those undisturbed soils areas by a qualified monitor
equipped to quickly salvage, collect, record, and preserve unearthed fossils has been recommended.
6.3 IMPACT ANALYSIS
6.3.1 Significance Thresholds
The following thresholds for determining the significance of impacts related to cultural resources,
including historic resources, are contained in the environmental checklist form contained in Appendix G
of the most recent update of the California Environmental Quality Act (CEQA) Guidelines. Impacts related
to cultural resources are considered significant if implementation of the Project would:
• Cause a substantial adverse change in the significance of a historical resource as defined in Section
15064.5.
• Cause a substantial adverse change in the significance of an archaeological resource pursuant to
Section 15064.5.
• Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.
• Disturb any human remains, including those interred outside of formal cemeteries.
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6.3.2 Project Impacts
Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?
The Project would involve construction a 292 -unit residential development on currently vacant land
within the existing PGA West Specific Plan area. The Phase I Assessment found no historical resources
on the Project Site or within the immediate vicinity of the site. The report concluded that the proposed
Project would not cause a substantial adverse impact to any known historic resource and that no further
historical resource investigation is necessary. However, historical and archeological sites have been
identified within a 1 -mile radius of the Project Site. The unearthing of any buried historical material
could result in a significant impact. Therefore, the HPC of the City of La Quinta requires that the
mitigation measures listed below be implemented. With this mitigation, impacts to historical resources
would be reduced to a less than significant level.
Cause a substantial adverse change in the significance of an archeological resource pursuant to Section 15064.5?
Pursuant to SB 18, Tribal organizations were consulted with regard to potential historic Native American
sites. Of the nine Native American tribes notified of the Project proposal; three tribes, the Torres -
Martinez Desert Cahuilla Indians, the Agua Caliente Band of Cahuilla Indians and the Ramona Band of
Cahuilla Indians, requested consultation. Subsequent to their respective reviews of the Phase I
Assessment, only the Ramona Band requested specific measures above those recommended by the HPC.
Implementation of all mitigation measures, including the measure requested by the Ramona Band, would
reduce impacts associated with Native American resources to a less than significant level.
The Phase I Assessment found no archeological resources on the Project Site or immediately adjacent to
the Project Site. The report concluded that the proposed Project would not cause a substantial adverse
impact to any known archeological resource and that no further archeological resource investigation is
necessary. However, sites have been identified within a 1 -mile radius of the Project Site. The unearthing
of any archeological material could result in a significant impact. Therefore, the HPC requires that the
mitigation measures listed below be implemented. With this mitigation, impacts to archeological
resources would be reduced to a less than significant level.
Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
The Project Site is determined to be an area of high paleontologic sensitivity, and with the occurrence of
ground -disturbing activities, to have a high potential to impact significant non-renewable resources. The
Project Site is also determined to have a low to moderate probability for containing Holocene -age
vertebrate fossil remains, and to have a moderate to high potential for significant nonrenewable Holocene
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invertebrate remains. Resources could occur below ground, and be disturbed during grading and
excavation activities. This represents a potentially significant impact The Paleontological Resources r
Assessment did not recommend site monitoring for tree removal, grubbing, surface grading, or the
removal of on-site stockpiled dirt due to the fact that the site had been previously graded and disturbed.
However, the report and the HPC recommend mitigation measures, listed below, that would result in a
less than significant impact to paleontological resources.
Disturb any human remains, including those interred outside of formal cemeteries?
The proposed Project Site is not a known burial site or cemetery. No remains are known to have been
interred at the Project Site. Should remains be encountered during excavation of the site, California law
requires that the coroner be contacted, and that he/she take responsibility for proper disposal of remains,
and for Native American consultation, if necessary. The proposed Project will be subject to these state
requirements, which will serve to assure that impacts associated with human remains are less than
significant.
6.4 MITIGATION MEASURES
6.0-1 The site shall be monitored during on- and off-site trenching and rough grading by qualified
archaeological monitors. Proof of retention of monitors shall be given to the City prior to
issuance of the first earth -moving or clearing permit. The monitor shall be empowered to
temporarily halt or divert equipment to allow for notification to and analysis by the City's
Planning Director. If prehistoric resources are discovered during monitoring or the subsequent
construction phase, the Planning Department shall be notified immediately.
6.0-2 Collected archaeological resources shall be properly packaged for long term curation, in
polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size,
comprehensively labeled archive boxes and delivered to the City prior to issuance of first
Certificate of Occupancy for the property. Materials shall be accompanied by descriptive
catalogue, field notes and records, primary research data, and the original graphics.
6.0-3 The final report on the monitoring shall be submitted to the Planning Department prior to the
issuance of the first Certificate of Occupancy for the Project.
6.0-4 A Ramona Band tribal monitor shall be included within the monitoring crew and a meeting to
discuss the disposition of any and all archaeological resources discovered and/or collected during
monitoring or construction of the Project. The developer/property owner shall enter into a pre -
excavation agreement with the Ramona Band of Cahuilla Indians and the City of La Quinta,
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which addresses inadvertent discoveries of cultural resources and the disposition of cultural
resources found during the development of the Project.
6.0-5 Any earth moving activity in Holocene -age lakebed required for the proposed Project shall be
monitored by a qualified paleontologist. The paleontologist shall be empowered to redirect or
halt earth moving activities if required to identify and remove resources. The monitor shall also
be equipped to quickly remove resources if found. The monitor shall submit, within 30 days of
completion of earth moving activities, a report of findings to the Planning Department for its
review and approval.
6.0-6 Recovered specimens shall be prepared to the point of identification and permanent preservation,
including washing of sediments to recover small invertebrates and vertebrates. Materials shall be
accompanied by descriptive catalogue, field notes and records, primary research data, and the
original graphics. Packaging of resources, reports, etc. shall comply with standards commonly
used in the paleontological industry.
6.0-7 A report of findings with an appended itemized inventory of specimens shall be submitted to the
City Planning Department prior to the first Certificate of Occupancy for the Project. The report
shall include pertinent discussions of the significance of all recovered resources where
appropriate. The report and inventory, when submitted will signify completion of the program
to mitigate impacts to paleontological resources.
6.0-8 In the event that human remains are encountered within the Project area, the following actions
shall be immediately taken upon the discovery:
• Stop work immediately and contact the County Coroner.
• The Coroner has two working days to examine human remains after being notified by the
responsible person. If the remains are Native American, the Coroner has 24 hours to notify
the NAHC.
• The NAHC will immediately notify the person it believes to be the most likely descendent of
the deceased Native American.
• The most likely descendent has 24 hours to make recommendations to the owner, or
representative, for the treatment or disposition, with proper dignity, of the human remains
and grave goods.
• If the owner does not accept the descendant's recommendations, the owner or the descendent
may request mediation by the NAHC.
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• If the descendent does not make recommendations within 24 hours, the owner shall keep the
remains in an area of the property secure from further disturbance. ,
6.5 CUMULATIVE IMPACTS
Cumulative development within the City of La Quinta may impact as yet unidentified important
prehistoric cultural remains. The loss of archaeological resources throughout the City would result in the
compounded loss of scientific data needed to understand the prehistory of this area and this represents a
significant cumulative impact to cultural resources in the City. However, according to the City of La
Quinta Comprehensive General Plan Draft EIR, impacts would be reduced to a less than significant level
provided that all development projects are reviewed by a qualified archeologist, historian and/or
architectural historian, and that all such sites are surveyed for cultural resources.
6.6 UNAVOIDABLE SIGNIFICANT IMPACTS
With the implementation of the proposed mitigation measures, no unavoidable significant impacts in
regards to cultural resources would occur.
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7.0 HYDROLOGY AND WATER QUALITY
7.1 INTRODUCTION
Analysis of potential hydrology and water quality impacts associated with the proposed Project is provided in this
section of the Draft EIR. Information used in this section was obtained from a drainage study prepared by MDS
Consultingl (see Appendix 7.0), tentative tract maps produced by MDS Consulting and the EIR for the City of La
Quinta Draft Comprehensive General Plan.
7.2 ENVIRONMENTAL SETTING
The Coachella Valley Water District (CVWD) is responsible for the management of regional drainage
within and in the regional vicinity of the City of La Quinta; the City is responsible for local drainage. The
Whitewater River Subbasin encompasses a major portion of the Coachella Valley floor, covering
approximately 400 square miles. It is divided into four subareas: Palm Springs subarea, Thermal subarea,
Thousand Palms subarea, and Oasis subarea. The City of La Quinta is underlain by the lower Thermal
Subarea.2 Water quality in the Coachella Valley is generally considered good to excellent.3 Exceptions
are generally limited to perched and semi -perched water tables affected by agricultural contamination
occurring in the southern portions of the Whitewater River Subbasin.
The Federal Emergency Management Agency (FEMA) publishes Flood Insurance Rate Maps (FIRM) that
depict varying degrees of potential flood hazards for developed or developing areas or communities
throughout the United States. FIRM maps assist local governments in providing for safe land use and
floodplain development. According to FIRM maps for the City of La Quinta, the flood hazard is
primarily associated with storm flooding and drainage from the Santa Rosa and Coral Reef Mountains;
limited portions of the City of La Quinta occur within the 100 -year flood zone.4 The Project Site is not
located within a 100 -year flood zone.
The National Pollutant Discharge Elimination System (NPDES) implements the federal Clean Water Act.
Under NPDES, plans and programs for stormwater management must be developed, adopted, and
implemented to control the discharge of pollutants into stormwater systems.
1 MDS Consulting, Drainage Study: Hydrologic and Hydraulic Calculations for Tract 33226, Eden Rock at PGA
West, May 10, 2005.
2 City of La Quinta, Draft EIR for City of La Quinta Comprehensive General Plan (SCH No. 2000091203), July
2001, p.1I1-87.
3 Ibid, p III -90
4 City of La Quinta, Comprehensive General Plan, January 2000, "Exhibit 8.5, Flood Hazard Map."
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7.3 IMPACT ANALYSIS
7.3.1 Significance Thresholds
The following thresholds for determining the significance of impacts related to hydrology, water quality,
and drainage are contained in the environmental checklist form contained in Appendix G of the most
recent update of the California Environmental Quality Act (CEQA) Guidelines. Impacts related to hydrology, [
8f
water quality, and drainage are considered significant if implementation of the Project would:
• Violate any water quality standards or waste discharge requirements.
■ Substantially deplete groundwater supplies or interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table
level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not
support existing land uses or planned land uses for which permits have been granted).
• Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river, in a manner which would result in substantial erosion or siltation on
or off site.
• Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river, or substantially increase the rate or amount of surface runoff in a
manner which would result in flooding on or off site.
• 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.
• Require or result in the construction of new stormwater drainage facilities or expansion of existing
facilities, the construction of which could cause significant environmental effects (this threshold is
from Appendix G, Utilities and Service Systems).
• Otherwise substantially degrade water quality.
• Place housing within a 100 -year flood hazard area as mapped on a Federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood hazard delineation map.
• Place within a 100 -year flood hazard area structures which would impede or redirect flood flows.
• Expose people or structures to a significant risk of loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam.
• Inundation by seiche, tsunami, or mudflow.
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7.3.2 Project Impacts
P
Would the Project violate any water quality standards or waste discharge requirements? Otherwise substantially
degrade water quality?
The residential nature of the Project would not result in the potential for violation of waste discharge
requirements. The Project would be connected to CVWD sanitary sewer lines as opposed to septic tanks,
eliminating the potential for contamination of groundwater. The proposed Project would be required to
implement NPDES requirements for storm flows, during both the Project's construction and its operation.
These requirements are designed to assure that water quality is not impacted by development sites. Since
the proposed Project would not generate flows that would impact either water quality or waste discharge
requirements, the impact to water quality would be less than significant.
Would the Project substantially deplete groundwater supplies or interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the
production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or
planned land uses for which permits have been granted)?
As discussed in Section 13.0, Public Utilities, domestic water will be supplied by the CVWD, which has
prepared an Urban Water Management Plan (UWMP) based on General Plan land uses in all the
jurisdictions within its service area. The UWMP demonstrates that the District has available, or can
supply, sufficient water to serve the proposed Project in addition to existing demand without
substantially depleting groundwater supplies. The UWMP is available for review online at
www.cvwd.org and is also available for review at La Quinta City Hall. Additionally, the CVWD has a
water management plan in place to address groundwater overdraft. Therefore, the Project's impact to
groundwater supply would be less than significant.
Would the Project substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or
off site?
The Project Site is presently vacant and has been partially graded. There are currently no on-site drainage
facilities.5 The existing drainage pattern is determined by the site's topography. Stormwater runoff from
the site currently drains south to existing storm drains located along PGA Boulevard and eventually to an
outlet located on the golf course directly south of the Project Site. Implementation of the Project would
5 Memorandum from Chris Bergh, MDS Consulting, to Wallace Nesbit, City of La Quinta Community
Development Department, RE: Hydrology Questions with Regard to the Draft Environmental Impact Report
(DEIR) for Tentative Tract Map No. 33226 - "Eden Rock," October 10, 2007.
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increase the amount of impervious surface area on the site, thereby increasing the quantity of runoff.
However, Project improvements on the site include catch basins and a storm drain system, which would
channel stormwater to the same outlet south of the Project Site.6 All infrastructure would be integrated
into the existing stormwater system designed within PGA West, which also utilizes golf course fairways
and lakes for storage and recharge. The stormwater system for the proposed Project includes two-, four -
and 24 -foot drainage easements, which would be improved with drainage facilities, on and surrounding
the Project Site to accommodate storm flows. Additionally, a 15 -foot storm drainage facility is proposed
beneath PGA Boulevard south of the site as a part of the proposed Project. Strips of open space along the
outer western and southern edge of the site would be used as drainage swales, allowing stormwater to
infiltrate the ground. The City Public Works Department has reviewed the Project as it relates to the
current hydrologic conditions and the approved drainage system for the PGA West Specific Plan, and has
determined that Project runoff would be accommodated by the existing master drainage design for PGA
West with installation of the proposed improvements. The City Engineer would review hydrological
analysis of the proposed Project prior to issuance of grading permits to assure that the Project would
effectively control stormwater runoff. Additionally, since the Project would add pavement and
landscaping to the Project Site, the potential for on-site erosion would decrease. Since proposed on-site
improvements would accommodate Project drainage and limit erosion, impacts associated with erosion
on- and off-site would be less than significant with Project implementation.
Furthermore, no rivers or streams are located on the Project Site and no rivers or streams are currently
affected by drainage on the Project Site. Therefore, the Project would not result in the alteration of the
course of a stream or river and impacts related to siltation would be less than significant.
Would the Project substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a
manner which would result in flooding on or off site?
As discussed above, the Project would alter the existing drainage pattern of the site by increasing the
amount of impervious surface and installing drainage infrastructure on the Project Site. All infrastructure
would be integrated into the existing stormwater system designed within PGA West. Strips of open
space along the outer western and southern edge of the site would be used as drainage swales, allowing
stormwater to infiltrate the ground. The City Public Works Department has reviewed the Project as it
relates to the current hydrologic conditions and the approved drainage system for the PGA West Specific
Plan, and has determined that Project drainage would be accommodated by the existing master drainage
design for PGA West, with installation of the proposed improvements. Since the proposed
6 Ibid.
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7.0 Hydrology and Water Quality
improvements would adequately facilitate drainage on the site, the impacts associated with flooding
would be less than significant.
Furthermore, as discussed above, no rivers or streams are located on the Project Site and no rivers or
streams are currently affected by drainage on the Project Site. Therefore, the Project would not result in
the alteration of the course of a stream or river and impacts related to flooding would be less than
significant.
Would the Project 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?
As discussed above, the proposed drainage improvements would adequately facilitate drainage
associated with the Project. Therefore, the Project would not generate runoff that would exceed the
capacity of existing or planned drainage systems and impacts would be less than significant.7
In order to reduce polluted runoff, strips of open space along the outer western and southern edge of the
Project Site would be used as drainage swales, allowing stormwater to percolate into the ground and
removing pollutants from runoff in the process. Runoff generated by residential uses typically contains
substances such as pesticides, fertilizers, automotive oils, lubricants, paints, cleaning agents and other
fluids used by households for landscape maintenance, automotive care and other domestic applications.
However, residential runoff does not typically generate substantial quantities of polluted runoff.
Furthermore, runoff volume generated by the Project would be reduced through compliance with City
policies, including Chapter 8.13 of the La Quinta Municipal Code, entitled Water Efficient Landscaping,
which requires the implementation of water efficient landscaping. Based on the planned drainage
improvements, the residential nature of the Project and decreased irrigation demand, the impact
associated with runoff quantity and quality would be less than significant.
Would the Project require or result in the construction of new stormwater drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects (this threshold is from
Appendix G, Utilities and Service Systems)?
The Project would require the construction of on-site stormwater drainage facilities such as catch basins
and a new storm drain across PGA Boulevard south of the Project Site, as discussed above. This
infrastructure improvement would be integrated into the existing system serving PGA West and no
7 Memorandum from Chris Bergh, MDS Consulting, to Wallace Nesbit, City of La Quinta Community
Development Department, RE: Hydrology Questions with Regard to the Draft Environmental Impact Report
(DEIR) for Tentative Tract Map No. 33226 - "Eden Rock," October 10, 2007. The increase in runoff volume
associated with the Project is not quantifiable.
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expansion of existing facilities beyond these improvements and minor curb and gutter widening along
PGA Boulevard would be required. All drainage plans would be reviewed by the City Engineer prior to
the issuance of grading permits to ensure compliance with all applicable drainage standards set by the
City. Therefore, the construction of Project -related stormwater facilities would not result in a significant
impact.
Place housing within a 100 -year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map? Place within a 100 -year flood hazard area structures
which would impede or redirect flood flows?
The Project Site is not located within a FEMA flood zone.8 Therefore, the Project would not place
housing within or otherwise interfere with a 100 -year flood hazard area as mapped by FEMA. As such,
the impacts associated with 100 -year flood hazard areas would be less than significant.
Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
The Project Site is not located within the vicinity of a levee or dam; therefore, the impact associated with a
failure of a levee or dam would be less than significant.
Inundation by seiche, tsunami, or mudflow?
The Project Site is not located in a coastal area. Therefore, tsunamis (seismic sea waves) are not
considered a hazard at the site. Additionally, the site is not located downslope of any large bodies of
water, including Lake Cahuilla, that could adversely affect the site in the event of earthquake -induced
seiches, which are wave oscillations in an enclosed or semi -enclosed body of water. Finally, the site is not
located on the slope of a mountain or hill that could subject the Project to mudflows during storm events.
The Project Site is located sufficiently away from the Santa Rosa Mountains to the west and is surrounded
by existing development within PGA West. As such, there is no potential for mudflow from the Santa
Rosa Mountains to spread onto the Project Site. Therefore, the potential for inundation by seiche,
tsunami, or mudflow would be less than significant.
7.4 CUMULATIVE IMPACTS
Continued development in the La Quinta Planning Area will increase the area covered by impervious
surfaces and alter existing drainage patterns.9 This Project could cumulatively result in increased
8 City of La Quinta, Draft Comprehensive General Plan, January 2000, "Exhibit 8.5, Flood Hazard Map."
9 The Planning Area is defined as the City of La Quinta, its Sphere of Influence, and potential annexation areas.
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stormwater runoff, new flood hazards, insufficient capacity of existing drainage channels, and associated
decreases in water quality and groundwater recharge. However, as it has with this Project, the City will
continue to evaluate detailed hydrology analyses on a project -by -project basis so that hydrological
impacts can be adequately addressed and significant impacts are avoided. Additionally, the City has
established policies and programs to manage and improve hydrological infrastructure, minimize the
creation of impermeable surfaces, and encourage water conservation and efficiency. The City of La
Quinta Comprehensive General Plan Draft EIR concluded that under these circumstances, the City could
accommodate buildout with less than significant impacts associated with hydrology and water quality.
For these reasons, and because the Project constitutes development within the scope of the General Plan
EIR, cumulative impacts associated with hydrology and water quality would be less than significant.
7.5 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
7.6 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable significant hydrology or water quality impacts would result from the proposed Project.
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8.0 LAND USE AND PLANNING
8.1 INTRODUCTION
This section addresses the consistency of the Eden Rock at PGA West Project (Project or proposed Project) with
applicable local and regional land use policies. In addition, this section assesses the compatibility of the proposed
uses with existing and planned surrounding land uses. Information sources used in this analysis include the City of
La Quinta Comprehensive General Plan, City of La Quinta Zoning Ordinance, various plans developed by the
Southern California Association of Governments, and the Coachella Valley Multiple Species Habitat Conservation
Plan.
8.2 ENVIRONMENTAL SETTING
8.2.1 Existing Land Uses
The proposed Project is located within the 1,665 -acre PGA West Specific Plan area (PGA West). With the
exception of the 42 -acre Project Site and approximately 15-20 scattered residential lots, PGA West is
completely developed. Approximately 2,500 developed residential units exist within PGA West. The
Project Site is presently vacant and partially graded from previous activity. The Project Site has been
used for overflow parking, as well as a construction staging area for adjacent golf course uses.
Properties adjacent to the Project Site are developed with golf course and single-family residential uses.
Land uses to the north of the Project Site include the Tournament Players Club (TPC) Stadium Golf
Course and single-family residential homes. Land uses to the south of the Project Site include PGA
Boulevard, and across PGA Boulevard, single-family residential homes. Land uses to the east of the
Project Site include the Jack Nicklaus Tournament Golf Course and an existing clubhouse. Land uses to
the west of the Project Site include PGA Boulevard, and across PGA Boulevard, the Arnold Palmer golf
course clubhouse and PGA West Tennis Club.
8.2.2 General Plan Designation and Zoning
Existing General Plan Designation and Zoning
The existing General Plan land use designation for the Project Site is Tourist Commercial (TC).
According to the Land Use Element of the City of La Quinta General Plan:
IUlses allowed under this (TC] designation are limited to resort hotels, tourist commercial and
recreational land uses, such as destination hotels conference centers and hotels, restaurants and
ancillary retail land uses. Time share projects may also be appropriate under this designation
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with the approval of a Conditional Use Permit. A Specific Plan is required in the Tourist
Commercial designation.
Since the General Plan TC designation requires a Specific Plan, additional uses allowed through zoning
designations are defined in each individual Specific Plan. Figure 8.0-1, Existing Land Use Designations,
illustrates the existing land use designations of the Project Site.
The existing zoning designation for the Project Site is also Tourist Commercial (CT). According to the La
Quinta Municipal Code, Title 9, Zoning, Chapter 9.80 Nonresidential Permitted Uses, the following uses
are allowed under the CT zoning designation: hotels and motels, retail uses, general services, office uses
and health services, dining, drinking, and entertainment uses, recreation uses, and public and semipublic
uses.
Proposed Project General Plan Designation and Zoning
The proposed General Plan land use designation for the Project Site is Resort Mixed Use (RMU).
According to the Land Use Element of the City of La Quinta General Plan:
[T]his [RMU] land use designation is intended for projects which propose a wide range of
potential land uses. A minimum of 20 acres is required for any project in this land use
designation. Single and multi family residential units and condominium development are
permitted in this designation, as are golf courses, and land uses permitted in the Tourist
Commercial [TC] designation. Timeshares, recreational vehicle parks and resorts and mobile
home parks and subdivisions may be permitted within a Specific Plan.
The proposed zoning designation for the Project Site is Tourist Commercial/Residential Specific Plan
Overlay Zone (CT/RSP). The uses allowed for the TC zone are described above. The uses allowed within
a Residential Specific Plan zone are outlined within each Specific Plan document, which shall be deemed
the governing zoning for the Project Site. Where the Specific Plan does not provide guidelines, the City's
Zoning Code shall be applied. Figure 8.0-2, Existing Zoning Designations, illustrates the existing zoning
designations of the Project Site.
8.2.3 General Plan Land Use Element
Goals, policies, and programs within the City of La Quinta General Plan Land Use Element guide land
use compatibility and development within the City. Residential goals and policies include the provision
of a broad range of housing options, preservation of neighborhood character, and the maintenance of
development standards to ensure a high quality of development. Other Land Use goals and policies
applicable to the Project include the preservation of open space and application of the Quimby Act to
charge park fees.
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8.2.4 General Plan Traffic and Circulation Element
Goals, policies, and programs within the City of La Quinta General Plan Traffic and Circulation Element
examine the City's current road system and operating conditions, and analyze future traffic impacts due
to growth projected for the City and region, Goals and policies include a transportation and circulation
network that maintains the City's residential resort character and the development of multi -use trails.
Additionally, goals and policies include enforcing development standards for private streets and
enforcing minimum landscape setbacks on roads to preserve aesthetic value.
8.2.5 General Plan Open Space Element
Goals, policies, and programs within the City of La Quinta General Plan Open Space Element relate to the
preservation and management of open space lands. Goals and policies include the preservation of open
space resources for recreational purposes and the preservation of open space in privately owned
development projects.
8.2.6 General Plan Parks and Recreation Element
Goals, policies, and programs within the City of La Quinta General Plan Parks and Recreation Element
guide the development of parks, trails, bikeways and other recreational facilities throughout the City.
One such goal includes the provision of sufficient parkland and recreational facilities to meet the active
and passive recreational needs of residents and visitors.
8.2.7 General Plan Natural Resources Element
The Natural Resources Element of the City of La Quinta General Plan includes those aspects of the
natural and man-made environment which are of aesthetic, environmental, or cultural value, and which
the City wishes to protect and preserve. The components of the element applicable to the proposed
Project include Air Quality, Energy and Mineral Resources, Paleontological Resources, and Water
Resources. Air quality goals include a reduction in emissions generated by the City and the protection of
sensitive receptors from pollution point sources; Energy and Mineral Resources goals include the
incorporation of energy conservation features; Paleontological Resources goals include the identification
of significant resources occurring in the City; Water Resources goals include the management of the
City's water resources and review of new development plans for the potential to result in surface and
groundwater contamination.
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8.2.8 General Plan Infrastructure and Public Services Element
The purpose of the Infrastructure and Public Services Element is to identify the City's goals, policies, and
programs pertaining to the provision of public utilities and municipal facilities and services. Goals and
policies relevant to the Project include a high level of public safety, the application of school mitigation
fees, managing stormwater and surface water flooding, reducing the City's solid waste generation, and
construction of adequate sanitary sewer facilities.
8.2.9 General Plan Environmental Hazards Element
The Environmental Hazards Element includes goals, programs, and policies that relate to those factors of
the natural and man-made environment which can pose a threat to the public health and safety. The
components of the Element include, but are not limited to, Geologic and Seismic Hazards, Flooding and
Hydrology, and Noise. Goals and policies include minimizing the exposure of new development to
seismic, flood, blow sand, and noise hazards.
8.3 PROJECT IMPACTS
8.3.1 Significance Thresholds
The following thresholds for determining the significance of impacts related to land use and planning are
contained in the environmental checklist form contained in Appendix G of the most recent update of the
California Environmental Quality Act (CEQA) Guidelines. Impacts related to land use and planning are
considered significant if implementation of the Project would:
• Physically divide an established community.
• Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over
the Project (including, but not limited to, the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect.
6 Conflict with any applicable habitat conservation plan or natural community conservation plan.
8.3.2 Project Impacts
The applicant proposes several development applications, in order to ultimately subdivide 41.95 acres
into a condominium subdivision of 292 duplex, triplex, and sixteen-plex residential units, including a
General Plan Amendment, Zone Change, Specific Plan Amendment, Site Development Permit, Tentative
Tract Map and Development Agreement (DA).
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The proposed General Plan Amendment and Zone Change would change the current Tourist
Commercial land use designation to Resort Mixed Use, while adding a Residential Specific Plan (RSP)
overlay to the existing Tourist Commercial zoning designation. The Specific Plan Amendment includes
various development standards that will direct the development of the proposed Project and maintain
consistency with the underlying zoning. A Site Development Permit request has also been filed, which
would establish the design of the Project, consistent with the Specific Plan. The Tentative Tract Map will
subdivide the property to facilitate the sale of the proposed units. A DA has also been proposed to
address revenue losses to the City associated with the Project and to establish certain limited vested
rights in favor of the Applicant to develop the Project.
Physically divide an established community
The proposed Project would consist of a resort -oriented, residential community on approximately
42 acres located within PGA West, a larger development that offers golf course uses. Uses allowed on the
site under the Specific Plan, as amended, would include 292 single and multi -family residential units, a
pool, recreational center, and other recreational and open space uses. This development would occur on
presently vacant land that is surrounded by golf courses and single-family residences. Implementation of
the Project would not result in a physical division of the existing golf community. The Project would
maintain the existing golf cart path built around the site and would not impede, restrict or remove any
part of the path. Additionally, structures on the site would not visually divide the existing community as
the tallest structures (Village Homes, proposed to be two and three stories in height, and the clock tower
at four stories/43.5 feet) are to be located within the central interior portion of the Project Site. As
discussed in Section 5.0, Aesthetics, visual impacts generated by the Project would be less than
significant. Only 12.5 percent of the total roof area of the Village Homes would include third -story
elements with a maximum height of approximately 33 feet; all other rooflines on the Project Site would be
between 16 and 27 feet high. Based on the existing golf cart path being retained and less than significant
visual impacts associated with the Project, the impact associated with the potential division of an
established community would be less than significant.
Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the Project
(including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental effect.
The PGA WEST Specific Plan (SP 83-002) was approved by the City Council on May 15, 1984, with the
project EIR certified on May 1, 1984. As specified in Amendment #1 to the Specific Plan, dated September
20, 1988, the Project Site is currently designated for the development of a six -story 1,000 -room hotel and
associated retail development of approximately 100,000 square feet. Therefore, the Project, which
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proposes residential uses, is not consistent with the current land use designation for the Project Site.
Existing development within PGA West is primarily single -story, detached and attached single-family
condominium homes. Many areas within PGA West have net densities between five and eight units per
acre, such as the 8-plex Greens, and 6-plex Medalist units. The Project would have net densities of 6.5
units per acre for the Courtyard Homes, 7.8 units per acre for the Manor Homes, and 14.3 units per acre
for the Village Homes; the overall density would be just under seven units per acre. Therefore, the
Project density is compatible with existing densities within PGA West. Furthermore, although a
percentage of the units would be multi -family units, the Manor and Courtyard Homes, which would be
located on the perimeter of the site, have been designed to appear as single-family estate residences.
Additionally, the Project would retain the golf cart path around the site to maintain the link between the
golf courses.
Furthermore, the architectural and landscaping properties of the Project have been designed to
complement existing development within PGA West. The overall architecture of the Project would reflect
elements of Spanish, Mediterranean and Tuscan influences that are generally consistent with the existing
visual character of the PGA West community and the City of La Quinta. The rooflines would utilize shed
and gabled design primarily, with turret -style elements. Roofs would be covered with a concrete S -tile.
Fagade areas would have a smooth sand stucco finish, with some wall sections fully covered in stone
veneer, matching courtyard and patio walls. The Project would generally utilize a combination of arched
doorways and rectangular windows, with some exceptions. Finish details include decorative wrought
iron, vinyl doors and windows, faux window shutters, painted wood garage doors and terra cotta trim.
The preliminary landscaping palette includes Date Palms, Magnolias, Fan Palms, and Orchid trees, as
well as several varieties of shrubs and groundcover such as Mexican Bird of Paradise, Carpet Rose, Sage,
and Lavender. Additional discussion of the aesthetic character of the Project is provided in Section 5.0,
Aesthetics.
The proposed uses would conflict with the approved uses of the site as designated by the approved
General Plan and Specific Plan. Therefore, discretionary approvals from the City of La Quinta would be
necessary for the proposed Project to be consistent with the General Plan. General Plan Amendment
i
2006-107 would amend the General Plan land use designation from Tourist Commercial (TC) to Resort
Mixed Use (RMU) on the Project Site. As described above, the General Plan Land Use Element states,
"the RMU land use designation is intended for projects which propose a wide range of potential land
uses. A minimum of 20 acres is required for any project in this land use designation. Single and multi-
family residential units and condominium development are permitted in this designation, as are golf
courses, and land uses permitted in the Tourist Commercial [TC] designation. Timeshares, recreational
vehicle parks and resorts and mobile home parks and subdivisions may be permitted within a Specific
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Plan." The RMU land use designation requires the adoption of a specific plan. Although the entire
Project Site falls within the adopted PGA West Specific Plan, the RMU designation is not included in that
adopted specific plan. Therefore, Specific Plan 83-002, Amendment #6 would amend the PGA West
Specific Plan to implement development principles and guidelines for a 292 -unit residential
condominium project with a clubhouse building and common pools on the Project Site. Therefore, the
Specific Plan Amendment and General Plan Amendment in combination with the Zone Change
(discussed below), Site Development Permit, Tentative Tract Map and DA, would ensure that the
proposed Project would not conflict with either the adopted General Plan or the PGA West Specific Plan.
The uses proposed under the Project would also require an amendment to the zoning designation on the
Project Site per the City of La Quinta Municipal Code, Title 9, Zoning. The proposed zoning designation
for the Project Site is Tourist Commercial/Residential Specific Plan Overlay Zone (CT/RSP). The uses
allowed are described above in the existing zoning designation section. The uses allowed within the
Specific Plan document and the land use and development requirements contained in the proposed
Specific Plan Amendment, once adopted, shall be deemed the governing zoning for the Project Site.
Where the Specific Plan does not provide guidelines, the City's Zoning Code shall be applied. Therefore,
this change in zoning designation would ensure that the proposed Project would not conflict with the
City of La Quinta Municipal Code, Title 9, Zoning.
Based on the above, these six discretionary actions (General Plan Amendment, Specific Plan Amendment,
change in zoning designation, DA, Tentative Tract Map and Site Development Permit) would not result
in any significant impacts in regards to conflict with any applicable land use plan, policy, or regulation.
General Plan Consistency
The Project is evaluated for consistency with the applicable goals and policies within the elements of the
City of La Quinta Comprehensive General Plan and with the regional growth plans of the Southern
California Association of Governments (SCAG).
Land Use Element — Residential Goals, Policies and Programs
Goal 2
A broad range of housing types and choices for all residents of the City.
Analysis: The proposed Project would provide 292 multi -family residential units within three distinct
housing products. Courtyard Homes are two-story duplex structures, designed as single-family attached
with each "courtyard" consisting of four units in two duplex structures, Manor Homes are two-story
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triplexes designed to appear as single estate residences, and Village Homes would be from one- to three-
story condominiums. Since the Project would increase the number of multi -family units within the City,
and provide a range of housing styles, the Project is consistent with the above goal.
Policy 1
The City shall encourage the preservation of neighborhood character and assure a consistent and
compatible residential land use pattern.
Analysis: The proposed Project, which is residential, would be compatible with the residential character
of PGA West and would ensure a compatible land use pattern (see discussion under Policy 2, below). In
contrast, development of the currently approved land uses, a 1,000 -room hotel and 100,000 square feet of
commercial space, would not be consistent with the neighborhood character of PGA West as no hotels or
commercial space currently occur within PGA West. Therefore, the Project is consistent with the above
policy.
Policy 2
Compatible development adjacent to existing neighborhoods and infrastructure shall be encouraged.
Analysis: The proposed Project has been designed for compatibility with adjacent land uses. The Project
is located with PGA West, which is currently developed with single-family detached units as well as
attached units, similar to the Project. As discussed earlier, the overall density of the Project is just under
seven units per acre, while the existing densities within PGA West range from five to eight units per acre.
The Project Site is also located adjacent to existing infrastructure that currently serves PGA West,
including roadways such as PGA Boulevard and utility service lines (as discussed in Section 12.0,
Transportation, Traffic, Parking, and Circulation, and Section 13.0, Public Utilities, the Project could be
served by this infrastructure with less than significant impacts). Therefore, the Project is consistent with
the above policy.
Policy 5
The City shall maintain residential development standards including setbacks, height, pad elevations and
other design and performance standards which assure a high quality of development.
Analysis: The Project would comply with the approved Specific Plan development standards and all City
standards for residential developments, and would therefore be consistent with the above policy.
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Land Use Element — Other Land Use Goals, Policies and Programs
Goal
The preservation of open space and recreational resources as a means of preserving and enhancing the
quality of life and economic base of the City.
Analysis: The Project Site is presently vacant land that has been previously graded. The site is presently
zoned for commercial uses and has been heavily disturbed from grading operations and other uses such
as construction staging and overflow parking. As such, the Project Site is not considered open space or a
recreational resource in its current condition. Therefore, the Project would not result in the removal of
open space or recreational resources.
The Project includes a central recreation center that offers all Project residents an exercise facility, billiard
rooms, an adult pool, spa, and children's pool. Furthermore, the landscape plan provides for 12.9 acres of
open space; approximately 28 percent is active open space. Therefore, the Project includes private
recreational amenities as well as open space area. Although these features would only be available to
residents of the Project, their inclusion is consistent with the City's general goal of providing open space
and recreational facilities for residents in order to enhance the quality of life. Furthermore, Project
Applicant is required to pay Quimby fees that would provide for park facility improvements throughout
the City.
In summary, since the Project would not remove open space or recreational resources and would provide
such uses for residents of the Project, the Project is consistent with the above goal.
Program 4.1
The City shall continue to utilize the standards allowed in the Quimby Act to charge park fees and allow
for park development.
Analysis: The Project would comply with the Quimby Act under the City Subdivision Ordinance (see
Section 11.4, Parks and Recreation). Therefore, the Project is consistent with above program.
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Traffic and Circulation Element
Goal
A transportation and circulation network that efficiently, safely, and economically moves people,
vehicles, and goods using facilities that meet the current demands and projected needs of the City, while
maintaining and protecting its residential resort character.
Analysis: The Project Site is located within PGA West, which is currently served by an existing roadway
system including PGA Boulevard. As discussed in Section 11.0 Transportation, Traffic, Parking, and
Circulation, the Project would result in less than significant project -level traffic impacts. Therefore, the
Project is consistent with this goal.
Policy 6
Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails to places
of employment, recreation, shopping, schools, and other high activity areas with potential for increased
bicycle, equestrian, golf cart, and other non -vehicular use.
Analysis: Since the Project would retain the existing golf course path built around the site, the Project is
consistent with the above policy.
Policy 11
Streets within planned residential areas shall be installed and maintained as private streets, and shall be
developed in accordance with development standards set forth in the Development Code and other
applicable standards and guidelines.
Analysis: All new on-site roadways would be developed to City of La Quinta standards; therefore, the
Project would comply with the above policy.
Policy 11.1
Private streets will be designed to meet the standards of the City's public street system at the point where
they connect with it, in order to safely integrate into it.
Analysis: All new on-site roadways would be developed to City of La Quinta standards; therefore, the
Project would comply with the above policy.
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Policy 14
In order to preserve the aesthetic values on the City's streets, minimum landscape setbacks shall be as
follows:
Highway 111: 50 feet; Other Major Arterials and Primary Arterials: 20 feet; Secondary Arterials and
Collector Streets: 10 feet.
Analysis: All new on-site roadways would be developed to City of La Quinta standards, including
minimum setback requirements; therefore, the Project would comply with this policy.
Open Space Element
Goal
Preservation, conservation and management of the City's open space lands and scenic resources for
enhanced recreational, environmental and economic purposes.
Analysis: Since 12.9 acres of open space would be provided on site for Project residents, and since the
Project Site is not currently used as recreational open space, the Project is consistent with the City's goal
to preserve open space lands and scenic resources.
Policy 7
The city shall encourage the preservation of open space in privately owned development projects.
Analysis: Since 12.9 acres of open space would be provided on-site for Project residents, the Project is
consistent with the City's policy to preserve open space within new development projects.
Parks and Recreation Element
Goal 2
Sufficient parkland and recreational facilities to meet the active and passive recreational needs of all
residents and visitors.
Analysis: The Project is consistent with the City's goal to provide sufficient recreational facilities to meet
the active and passive recreational needs of residents. The Project proposes approximately 12.9 acres of
open space including 3.62 acres of active open space. The Garden House facility, which would serve all
residences of the proposed Project, consists of exercise rooms, a large main pool, children's pool,
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spa/Jacuzzi, and clubhouse. Additionally, the Project would be required to comply with the Quimby Act
under the City's Subdivision Ordinance.
Natural Resources Element
Air Quality Goals, Policies and Programs
Goal 1
Land use and development patterns which contribute to the improvement of local and regional air
quality.
A
Analysis: As discussed in Section 5.0, Air Quality, the Project would neither result in significant air
4.
quality impacts, nor would it expose residents to point sources of substantial pollutants. Therefore, the
Project is consistent with the above goal.
Goal 2
A reduction in pollution emissions generated within the city.
Analysis: Since the Project would not result in significant air quality impacts, the Project is consistent
with the above goal.
Policy 1
Residential lands and other sensitive receptors, including schools, child care centers, hospitals, and
retirement homes, shall be protected from air pollution point sources, such as industrial facilities to the
greatest extent practical.
Analysis: The Project Site is not located within close proximity to air pollution point sources such as
industrial facilities. Therefore, the Project is consistent with the above policy.
Policy 6
New development shall be designed and constructed in a manner which minimizes the emissions of
project -related pollutants.
Analysis: Since the Project would not result in significant air quality impacts, the Project is consistent
with the above goal.
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Energy and Mineral Resources Goal, Policies and Programs
Policy 1
The City shall encourage the incorporation of energy conservation features in the design of all new
construction and the installation of energy-saving devices in existing development.
Analysis: The Project would comply with Title 24 standards for energy efficiency. Therefore, the Project
is consistent with the above policy.
Paleontologic Resources Goal, Policies and Programs
Goal
The identification and preservation of significant paleontological resources which occurred in the City.
Analysis: As no paleontological resources are known to occur on the site, the Project is consistent with
the above goal.
Policy 1
The City shall require the preparation of paleontologic resource analysis by a qualified paleontologist for
all development proposals which occur in areas of High Sensitivity.
Analysis: As no paleontological resources are known to occur on the site, the Project is consistent with
the above goal.
Water Resources Goal, Policies and Programs
Goal
The careful management and conservation of the City's water resources.
Analysis: As discussed in Section 12.1, Water, the Project would result in less than significant water
impacts. As such, the Project is consistent with the above goal.
Policy 6
All development plans shall be reviewed for their potential to create surface and ground water
contamination hazards from point and non -point hazards.
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Analysis: As discussed in Section 7.0, Hydrology and Water Quality, the Project would result in less
than significant impacts related to hydrology and water quality. Therefore, the Project is consistent with
the above policy.
Infrastructure and Public Services Element
Emei ency Services Goal
A high level of public safety services provided to City residents, businesses and public and private
property.
Analysis: As discussed in Section 10.2, Police Protection, the Project would result in less than significant p
impacts related to public safety. Therefore, the Project is consistent with the above goal.
Policy 3
The City shall support the process of securing school impact mitigation fees from developers in
accordance with state law.
Analysis: As discussed in Section 10.3, Schools, the Project Applicant would pay school impact
mitigation fees. Therefore, the Project is consistent with the above policy.
Surface Water and Storm Drainage Goal
Adequate defense against the potential hazards associated with stormwater and surface water flooding.
Analysis: As discussed in Section 7.0, Hydrology and Water Quality, the Project would not be subject to
stormwater or flooding hazards. Therefore, the Project is consistent with the above goal.
Policy 3
All new development shall include on-site retention/detention basins and other necessary stormwater
management facilities to accommodate runoff from the 100 -year storm.
Analysis: As discussed in Section 7.0, Hydrology and Water Quality, the Project would improve the site
with drainage facilities such that no significant flooding impacts would occur. As such, the Project is
consistent with the above policy.
Solid Waste Management Goal
Reduction of the amount of solid waste generated by City residents and businesses.
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Analysis: As discussed in Section 12.3, Solid Waste, the Project would include recycling facilities and
would not result in any significant impacts related to solid waste. Therefore, the Project is consistent with
the above goal.
Domestic Water Goal
Domestic water facilities and services which adequately serve the existing and long-term needs of the
City.
Analysis: As discussed in Section 12.1, Water, the Project would connect to the existing water
infrastructure within PGA West, which would adequately meet the water needs of the Project. As such,
the Project is consistent with the above goal.
Sanitary Sewer Goal
Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City.
Analysis: As discussed in Section 12.2, Wastewater, the Project would connect to the existing sanitary
sewer infrastructure within PGA West, which would adequately meet the wastewater needs of the
Project. As such, the Project is consistent with the above goal.
Public Utilities Goal
A broad range of public utilities that provide for the existing and long-term needs of the community.
Analysis: As discussed in Section 12.0, Public Utilities, the Project would result in less than significant
water, wastewater, solid waste, electricity, and natural gas impacts. Therefore, the Project would be
consistent with the above goal.
Policy 1
New development shall finance its share of public utilities infrastructure and improvements required to
accommodate the development.
Analysis: The Project shall pay its fair -share of the cost of new utility improvements implemented to
serve the Project. As such, the Project would comply with the above policy.
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Policy 3
All utility and electric wires up to 34.5 kilovolts serving new development shall be installed
underground.
Analysis: The Project would underground utility and electric wires up to 34.5 kilovolts. Thus, the Project
would comply with the above policy.
Environmental Hazards Element
Geologic and Seismic Hazards Goal, Policies, and Programs
Goal
Protection of the health and safety of the community and its property from geologic and seismic hazards.
Analysis: As the Project would comply with the Uniform Building Code, the Project would be consistent
with the above goal.
Policy 9
All new development shall be required to minimize, to the greatest extent practical, blowsand and other
wind erosion hazards affecting properties downwind.
Analysis: The Project Site is not located within a blow sand or wind erosion hazard area. Therefore, the
Project would comply with the above policy.
Flooding and Hydrology Goal, Policies and Programs
Goal
The protection of the general health, safety and welfare of the community from flooding and associated
hydrological hazards.
Analysis: As discussed in Section 7.0, Hydrology and Water Quality, the Project would improve the site
with drainage facilities such that no significant flooding impacts would occur. As such, the Project is
consistent with the above policy.
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8.0 Land Use and Planning
Noise Goal, Policies and Programs
Goal
A healthful noise environment which complements the City's residential and resort character, and the
mix of land uses provided in the City.
Analysis: As discussed in Section 9.0, Noise, the Project would result in less than significant noise
impacts. Therefore, the Project is consistent with the above goal.
Consistency with SCAG Plans
SCAG is a regional agency which maintains a comprehensive transportation planning process and
provides guidance for new development within its Regional Comprehensive Plan and Guide, Regional
Transportation Plan, and Compass Growth Vision. These plans encourage patterns of urban
development that maximize the use of existing urbanized areas through infill and redevelopment, reduce
costs on infrastructure construction and make better use of existing facilities, avoid adverse impacts to the
environment, construct a variety of housing types and are transit -oriented. The Project is consistent with
the overall goals established by SCAG since it is an infill development project and is located within an
area presently served by transportation and utilities infrastructure. Additionally, since the Project Site is
currently a vacant, partially graded lot that has been disturbed by past uses, development of the site
would not result in the removal of any significant biological, scenic, or cultural resources, consistent with
SCAG guidelines that new development minimize adverse environmental impacts. Furthermore, the
Project would utilize existing infrastructure adjacent to the Project Site, which would reduce the cost and
potential impacts of adding infrastructure in an undeveloped area without existing infrastructure.
Conflict with any applicable habitat conservation plan or natural community conservation plan.
The Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) is a proposed
conservation plan designed to protect over 240,000 acres of open space and protect 27 species within the
Coachella Valley. While the plan is anticipated to be fully approved and implemented in early 2008, the
Project Site is not located within the boundaries of a conservation area.1 Since the Project is outside a
conservation area and therefore would not conflict with the CVMSHCP, impacts would be less than
significant.
p 1 Coachella Valley Organization of Governments, CVMSHCP Website, 18 October 2007,
` <http://www.cvmshcp.org/Plan_Maps_New.htm>.
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8.4 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,336 total dwelling units within the City of La Quinta.2 Based on the
anticipated number of units and an occupancy rate of 2.85 persons per household,3 buildout of the
General Plan would increase the City's population to 72,208 residents, from a current population of
41,000 residents. The proposed Project would introduce 292 multi -family dwelling units to the City.
However, since buildout of these units was not accounted for by the General Plan, the Project represents
a 1.2 percent increase in the anticipated number of units at General Plan buildout. Additionally, the
Project represents a 1.2 percent increase in the City's anticipated population at General Plan buildout.
This increase in growth is not considered significant.
The City shall continue to review all projects for compliance with applicable development and design
guidelines that regulate permitted uses, development density, building heights, site and building design,
transportation demand, and neighborhood protection. Therefore, cumulative impacts to land use as a
result of new development conflicting with applicable land use plans and policies would be less than
significant.
8.5 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
8.6 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable significant impacts would occur as a result of Project buildout.
2 The number of dwelling units anticipated at General Plan Buildout within the 'Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
3 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
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9.0 NOISE
9.1 INTRODUCTION
This section describes noise impacts associated zoith implementation of the proposed Project. This section provides a
discussion of noise, the existing noise environment, and includes a project and cumulative noise impact analysis.
The noise impact analysis addresses both on- and off-site roadway noise, as zoell as stationary not sources.
9.2 CHARACTERISTICS OF NOISE
Noise is usually defined as unwanted sound. It is an undesirable by-product of society's normal day-to-
day activities. Sound becomes unwanted when it interferes with normal activities, when it causes actual
physical harm, or when it has adverse effects on health. The definition of noise as unwanted sound
implies that it has an adverse effect on people and their environment. Noise is measured on a logarithmic
scale of sound pressure level known as a decibel (dB). The human ear does not respond uniformly to
sounds at all frequencies; for example, it is less sensitive to low and high frequencies than to medium
frequencies that correspond with human speech. In response to the sensitivity of the human ear to
different frequencies, the A -weighted noise level (or scale), which corresponds better with people's
subjective judgment of sound levels, has been developed. This A -weighted sound level, referenced in
units of dB(A), is measured on a logarithmic scale, such that a doubling of sound energy results in a
3.0 dB(A) increase in noise level. In general, changes in a community noise level of less than 3.0 dB(A) are
not typically noticed by the human ear.l Changes from 3.0 to 5.0 dB(A) may be noticed by some
individuals who are extremely sensitive to changes in noise. A greater than 5.0 dB(A) increase is readily
noticeable, while the human ear perceives a 10.0 dB(A) increase in sound level to be a doubling of sound.
Various sound levels corresponding to typical sources are displayed on Figure 9.0-1, Common Noise
Levels.
Noise sources occur in two forms: (1) point sources, such as stationary equipment, loudspeakers, or
individual motor vehicles; and (2) line sources, such as a roadway with a large number of point sources
(motor vehicles). Sound generated by a point source typically diminishes (attenuates) at a rate of
6.0 dB(A) for each doubling of distance from the source to the receptor at acoustically "hard" sites and
7.5 dB(A) at acoustically "soft" sites.2 For example, a 60 dB(A) noise level measured at 50 feet from a
point source at an acoustically hard site would be 54 dB(A) at 100 feet from the source and 48 dB(A) at
1 Highway Noise Fundamentals, (Springfield, Virginia: U.S. Department of Transportation, Federal Highway
Administration, September 1980), p. 81.
2 Highzvay Noise Fundamentals, p. 97. A "hard" or reflective site does not provide any excess ground -effect
attenuation and is characteristic of asphalt, concrete, and very hard packed soils. An acoustically "soft" or
absorptive site is characteristic of normal earth and most ground with vegetation.
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200 feet from the source. Sound generated by a line source typically attenuates at a rate of 3.0 dB(A) and
4.5 dB(A) per doubling of distance from the source to the receptor for hard and soft sites, respectively.3
Sound levels can also be attenuated by man-made or natural barriers, as illustrated in Figure 9.0-2, Noise
Attenuation by Barriers.
Solid walls, berms, or elevation differences typically reduce noise levels by 5.0 to 10.0 dB(A).4 Sound
levels for a source may also be attenuated 3.0 to 5.0 dB(A) by a first row of houses and 1.5 dB(A) for each
additional row of houses.5 The minimum noise attenuation provided by typical structures in California
is provided in Table 9.0-1, Outside to Inside Noise Attenuation.
Table 9.0-1
Outside to Inside Noise Attenuation
Noise Reduction in dB(A)
Building Type Open Windows Closed Windows
Residences 12 25
Schools 12 25
Churches 20 30
Hospitals/Convalescent Homes 17 25
Offices 20 30
Theatres 17 25
Hotels/Motels 17 25
Source: Highway Noise Fundamentals, p. 117.
When assessing community reaction to noise, there is an obvious need for a scale that averages varying
noise exposures over time and then quantifies the results in terms of a single number descriptor. Several
scales have been developed that address community noise levels. Those that are applicable to this
analysis are the Equivalent Noise Level (Les) and the Community Noise Equivalent Level (CNEL). Les is
the average A -weighted sound level measured over a given time interval.. Les can be measured over any
period, but is typically measured for 1 -minute, 15 -minute, 1 -hour, or 24-hour periods. CNEL is another
average A -weighted sound level measured over a 24-hour time period. However, this noise scale is
adjusted to account for some individuals' increased sensitivity to noise levels during the evening and
nighttime hours.
3 Highway Noise Fundafneltals, p. 97.
4 Highway Noise Mitigation, (Springfield, Virginia: U.S. Department of Transportation, Federal Highway
Administration, September 1980), p. 18.
5 T. M. Barry and J. A. Reagan, FHWA Highway Traffic Noise Prediction Model, (Washington D.C.: U.S. Department
of Transportation, Federal Highway Administration, Office of Research, Office of Environmental Policy,
December 1978), NTIS, FHWA-RD-77-108, p. 33.
hnpact Sciences, Inc. 9.0-2 Eden Rock of PGA West Subsequent EIR
223-12 November 2007
EXAMPLES
DECIBELS (dB)$
SUBJECTIVE
EVALUATIONS
NEAR JET ENGINE
�
THRESHOLD OF PAIN
KEM
DEAFENING
THRESHOLD OF FEELING—
1
HARD ROCK BAND
_
ACCELERATING MOTORCYCLE AT
1
A FEW FEET AWAY'
LOUD AUTO HORN AT 10' AWAY
1 1
'--�-'
VERY LOUD
NOISY URBAN STREET
NOISY FACTORY
, _
�r
continuous exposure above
here is likely to degrade the
SCHOOL CAFETERIA WITH
hearing of most people
= 1
_
UNTREATED SURFACES
STENOGRAPHIC ROOM
LOUD
Z7 1
n>
NEAR FREEWAY AUTO TRAFFIC
m
o t
C
AVERAGE OFFICE
m I
w ;
CON
MODERATE
SOFT RADIO MUSIC IN APARTMENT
1
AVERAGE RESIDENCE WITHOUT
1
FAINT
STEREO PLAYING
AVERAGE WHISPER
1
RUSTLE OF LEAVES IN WIND 1 VERY FAINT
HUMAN BREATHING
THRESHOLD OF AUDIBILITY
NOTE: 50' from motorcycle equals noise at about 2000' from a four -engine jet aircraft.
+NOTE: dB are "average" values as measured on the A—scale of a sound—level meter.
FIGURE 9.0_1
Common Noise Levels
f Source
l
$ a II II I Deflected Noise
- Barrier
Roadway
`prof
Receptor
r
"Barrier Effect" Resulting from Differences in Elevation.
Source Deflected Noise
lop
Line -Of -Sight
`— Remptor
i i— — —— — — —-
n—ik
Roadway Barrier
"Barrier Effect" Resulting from Typical Soundwall.
SOURCE: Impact Sciences, Inc. — October 2004
FIGURE 9.0"2
Noise Attenuation by Barriers
9.0 Noise
A CNEL noise measurement is obtained after adding 5.0 dB to sound levels occurring during the evening
from 7 PM to 10 PM, and 10.0 decibels to sound levels occurring during the nighttime from 10 PM to 7
AM. The 5.0 and 10.0 decibel penalties are applied to account for most peoples' increased noise
sensitivity during the evening and nighttime hours. For example, the logarithmic effect of these
additions is that a 60 dB(A) 24-hour L�q would result in a CNEL measurement of 66.7 dB(A).
9.3 CHARACTERISTICS OF VIBRATION
Vibration is a unique form of noise. It is unique because its energy is carried through structures and the
earth whereas noise is simply carried through the air. Thus, vibration is generally felt rather than heard.
Some vibration effects can be caused by noise; e.g., the rattling of windows from truck pass-bys. This
phenomenon is related to the coupling of the acoustic energy at frequencies that are close to the resonant
frequency of the material being vibrated. Typically, ground -borne vibration generated by man-made
activities attenuates rapidly as distance from the source of the vibration increases. Vibration, which
spreads through the ground, rapidly diminishes in amplitude with distance from the source. The ground
motion caused by vibration is measured as particle velocity in inches per second and, in the U.S. is
referenced as vibration decibels (VdB).
The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration
velocity of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible
levels for many people. Most perceptible indoor vibration is caused by sources within buildings such as
operation of mechanical equipment, movement of people, or the slamming of doors. Typical outdoor
sources of perceptible ground -borne vibration are construction equipment, steel -wheeled trains, and
traffic on rough roads. If a roadway is smooth, the ground -borne vibration from traffic is barely
perceptible. The range of interest is from approximately 50 VdB, which is the typical background
vibration velocity, to 100 VdB, which is the general threshold where minor damage can occur in fragile
buildings.
Figure 9.0-3, Typical Levels of Ground -Borne Vibration, identifies the typical ground -borne vibration
levels in VdB and human response to different levels of vibration.
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9.0 Noise
9.4 REGULATORY SETTING
9.4.1 Applicable Plans and Policies
Plans and policies that pertain to the proposed Project noise environment include (1) the State of
California; (2) the PGA West Specific Plan; (3) the City of La Quinta Municipal Code; and (4) the City of
La Quinta Comprehensive General Plan EIR, which are discussed below.
State of California
The Office of Planning and Research has published guidance for local planners in preparing general
plans, which include guidelines for mobile source noise and land use compatibility. These guidelines are
illustrated in Table 9.0-2, Land Use Compatibility for Community Noise Environments. As is identified
in Table 9.0-2, noise levels up to 65 dB(A) are considered to be "normally acceptable" noise levels for ,
multi -family residential land uses.
In addition, the California Commission of Housing and Community Development officially adopted
noise standards in 1974. In 1988, the Building Standards Commission approved revisions to the
standards (Title 24, Part 2, California Code of Regulations). As revised, Title 24 establishes an interior
noise standard of 45 dB(A) CNEL for residential space.
PGA West Specific Plan
The PGA West Specific Plan was originally adopted by the City of La Quinta on May 15, 1984, and has
been amended four times since then. The PGA West Specific Plan is intended to ensure development in
the PGA West Specific Plan area, which includes the proposed Project area, is consistent with the goals,
objectives, and policies of the City of La Quinta General Plan.
The proposed Project is not located on a major roadway that requires a noise analysis under the City of
La Quinta General Plan, Environmental Hazards Element, Noise — Policy 2. However, all structures will
be built to comply with applicable Uniform Building Code standards. Construction activity will also
comply with applicable noise regulations under the City of La Quinta Municipal Code, as discussed
below.
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223-12
November 2007
PPV AMPLITUDE VELOCITY RMS VELOCITY
HUMAN/STRUCTURAL IN INCHES 1 LEVEL IN AMPLITUDE IN 2 TYPICAL SOURCES
RESPONSE PER SECOND VdB INCHES/SECOND 50 FEET FROM SOURCE
THRESHOLD, MINOR COSMETIC
log
® BLASTING FROM
DAMAGE TO FRAGILE BUILDINGS
CONSTRUCTION PROJECTS
BULLDOZER AND OTHER
DIFFICULTY WITH TASKS SUCH AS.0316
HEAVY -TRACKED
READING A VDT SCREEN
CONSTRUCTION EQUIPMENT
I
COMMUTER RAIL,
UPPER RANGE
RESIDENTIAL ANNOYANCE,
INFREQUENT EVENTS
�I
—
(E.G., COMMUTER RAIL)
''
' RAPID TRANSIT,
UPPER RANGE
s
f
y
RESIDENTIAL ANNOYANCE,
r
COMMUTER RAIL, TYPICAL
FREQUENT EVENTS
(E.G., RAPID TRANSIT)
BUS OR TRUCK OVER BUMP
RAPID TRANSIT, TYPICAL
BUS OR TRUCK, TYPICAL
LIMIT FOR VIBRATION -SENSITIVE
EQUIPMENT APPROXIMATE
;
THRESHOLD FOR HUMAN
PERCEPTION OF VIBRATION .004
''
001
AVERAGE RESIDENCE WITHOUT
STEREO PLAYING i
TYPICAL GROUND VIBRATION
AVERAGE WHISPER
PPV is typically a factor 1.7 to 6 times greater than RMS vibration velocity. A factor of 4 was used to calculate noise levels.
2 Vibration levels in terms of velocity levels are defined as: V=20 x log (a/r)
V=velocity levels in decibels 10
a=RMS velocity amplitude
r=reference amplitude (accepted reference quantities for vibration velocity are 1 x 10-6 inches/second in the United States)
FIGURE ".0-3
Typical Levels of Ground -Bourne Vibration
9.0 Noise
Table 9.0-2
Land Use Compatibility for Community Noise Environments
Source: Office of Planning and Research, General Plan Guidelines, California, October 2003.
' 83 Courtyard units along PGA Blvd. are single family attached.
Notes:
NA: Not Applicable.
The somewhat subjective nature of noise standards allow for decibel values to fall within different exposure categories.
Normalh Ar 2wiablc — Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional
construction, without any special noise insulation requirements.
Cauditicmalllr Acceplabla — New construction or development should be undertaken only after a detailed analysis of the noise reduction
requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh
air supply systems or air conditioning, will normally suffice.
Normnllt ZloacnI21able — New construction or development should be discouraged. If new construction or development does proceed, a detailed
analysis of the noise reduction requirements must be made and needed noise insulation features included iu the design.
Clearlu tluacceptable—New construction or development should generally not be undertaken.
City of La Quinta Municipal Code
Title 9, Chapter 9.60.230 and Chapter 9.100.210 of the La Quinta Municipal Code establishes regulations
and general administrative procedures to prevent excessive sound levels in the City that are detrimental
to the public health, welfare, and safety or which are contrary to the public interest. Exterior noise
standards are set for noise sensitive land uses and other nonresidential land uses. Noise sensitive land
uses are defined as residential property, schools, hospitals, and churches. The exterior noise standards
are presented in Table 9.0-3, Municipal Code Exterior Noise Standards. The City's 2002 General Plan
update stated that the Noise Ordinance standard of 60 dB(A) was to be changed to 65 dB(A). This update
has not yet occurred.
Impact Sciences, Inc. 9.0-8 Eden Rock at PGA West Subsequent EIR
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Community Noise Exposure
(Ldp,, or CNEL, dB(A))
Normally
Conditionally
Normally
Clearly
Land Use Category
Acceptable
Acceptable
Unacceptable
Unacceptable
Residential —Low Density, Single -Family,
50-60
55-70
70-75
75-85
Duplex, Mobile Homes'
Residential — Multiple Family
50-65
60-70
70-75
70-85
Transient Lodging — Motel, Hotels
50-65
60-70
70-80
80-85
Schools, Libraries, Churches, Hospitals,
50-70
60-70
70-80
80-85
Nursing Homes
Auditoriums, Concert Halls, Amphitheaters
NA
50-70
NA
65-85
Sports Arenas, Outdoor Spectator Sports
NA
50-75
NA
70-85
Playgrounds, Neighborhood Parks
50-70
NA
67.5-75
72.5-85
Golf Courses, Riding Stables, Water
50-70
NA
70-80
80-85
Recreation, Cemeteries
Office Buildings, Business Commercial and
50-70
67.5-77.5
75-85
NA
Professional
Industrial, Manufacturing, Utilities,
50-75
70-80
75-85
NA
Agriculture
Source: Office of Planning and Research, General Plan Guidelines, California, October 2003.
' 83 Courtyard units along PGA Blvd. are single family attached.
Notes:
NA: Not Applicable.
The somewhat subjective nature of noise standards allow for decibel values to fall within different exposure categories.
Normalh Ar 2wiablc — Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional
construction, without any special noise insulation requirements.
Cauditicmalllr Acceplabla — New construction or development should be undertaken only after a detailed analysis of the noise reduction
requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh
air supply systems or air conditioning, will normally suffice.
Normnllt ZloacnI21able — New construction or development should be discouraged. If new construction or development does proceed, a detailed
analysis of the noise reduction requirements must be made and needed noise insulation features included iu the design.
Clearlu tluacceptable—New construction or development should generally not be undertaken.
City of La Quinta Municipal Code
Title 9, Chapter 9.60.230 and Chapter 9.100.210 of the La Quinta Municipal Code establishes regulations
and general administrative procedures to prevent excessive sound levels in the City that are detrimental
to the public health, welfare, and safety or which are contrary to the public interest. Exterior noise
standards are set for noise sensitive land uses and other nonresidential land uses. Noise sensitive land
uses are defined as residential property, schools, hospitals, and churches. The exterior noise standards
are presented in Table 9.0-3, Municipal Code Exterior Noise Standards. The City's 2002 General Plan
update stated that the Noise Ordinance standard of 60 dB(A) was to be changed to 65 dB(A). This update
has not yet occurred.
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9.0 Noise
Table 9.0-3
Municipal Code Exterior Noise Standards
Receiving Land Use Noise Standard Time Period
Noise Sensitive 60 dB(A) 7:00 a.m. -10:00 PM
50 dB(A) 10:00 p.m. - 7:00 AM
Other Nonresidential 75 dB(A) 7:00 a.m. -10:00 PM
65 dB(A) 10:00 p.m. - 7:00 AM
Source: La Quinta Municipal Code, Title 9, Chapter 9.100.220.
Construction activities are exempt from the exterior noise standards provided that the construction
activities occur between the hours set forth in Table 9.0-4, La Quinta Municipal Code Construction
Hours. Construction work complying with the terms of a written early work permit may be exempt from
these restrictions.
Table 9.0-4
La Quinta Municipal Code Construction Hours
Time of Year Day of Week
Time Period
October V through April 301h Monday - Friday
7:00 a.m. - 5:30 PM
Saturday
8:00 a.m. - 5:00 PM
Sunday
None
Holidays'
None
May PI through September 3011, Monday - Friday
6:00 a.m. - 7:00 PM
Saturday
8:00 a.m. - 5:00 PM
Sunday
None
Holidays'
None
Source: La Quinta Municipal Code, Title 6, Chapter 6.08.050
' Holidays as defined in Title 6, Chapter 6.08.050.
City of La Quinta Comprehensive General Plan EIR
The City of La Quinta Comprehensive General Plan EIR proposed to amend the City of La Quinta
Municipal Code noise sensitive 60 dB(A) CNEL to 65 dB(A) CNEL, in conformance with accepted
standards in California. To date, no such code amendment has been adopted.
Impact Sciences, Inc. 9.0-9 Eden Rock at PGA West Subsequent EIR
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9.0 Noise
S
9.5 EXISTING NOISE ENVIRONMENT
The proposed Project site is currently vacant and consists of 41.95 acres of graded land. The proposed
Project will result in 292 duplex, triplex, and multi -family residential units, as well as a community
Garden House with a functioning four-story clock tower. The proposed Project site is in an area where
ambient noise levels are generally low, because of the limited traffic on PGA Boulevard, which borders
the proposed Project area on the south and west, and the low noise levels typical of a residential and
resort style country club environment. PGA Boulevard is a private four -lane roadway designed as an
arterial; however the speed limit is 35 miles per hour (mph). No major arterial streets are within impact
distance of the Project boundaries. PGA Boulevard is also not identified as a street subject to noise
analysis in the City of La Quinta General Plan (Environmental Hazards Element, Noise — Policy 2). The
proposed Project is surrounded by existing residential and golf uses typical of a resort style country club
environment. For these reasons, the impact from the existing noise environment is less than significant.
The following sections describe the existing noise environment in greater detail.
9.5.1 Roadway Noise
Off -Site Roadway Noise Levels
Vehicular traffic is the dominant source of noise in the vicinity of the proposed Project. A traffic study
was conducted for the proposed Project that analyzed potentially impacted roadways and intersections
due to traffic from the proposed Project (refer to Section 11.0, Transportation, Traffic, Parking, and
Circulation). Uses surrounding the analyzed roadways and intersections currently consist of residential
and commercial uses with some vacant and agricultural land uses. With the exception of the vacant land,
all of these uses generate vehicular traffic and mobile source noise. In order to characterize the existing
ambient noise environment in the study area, off-site noise prediction modeling was conducted for
vehicular traffic along specific roadway segments. Noise levels were modeled using the Federal
Highway Administration Highway Noise Prediction Model (FHWA-RD-77-108). This model calculates
the average noise level at specific locations based on traffic volumes, auto/truck mix, average speeds,
roadway geometry, and site conditions. Table 9.0-5, Existing Noise Contours in the Proposed Project
Area, reflects existing vehicular noise levels along roadways throughout the proposed Project area. As
vehicular traffic is the dominant noise source in the area, the calculations characterize the existing
ambient6 noise environment of the proposed Project area.
6 Ambient noise level is the level of existing noise occurring in the surrounding area, sometimes referred to as
background noise.
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9.0 Noise
Table 9.0-5
Existing Noise Contours in the Proposed Project Area
Roadway Segment' CNEL
Washington St between Hwy 111 & Ave 48
71.0
Washington St between Ave 48 & Ave 50
69.0
Washington St between Ave 50 & Ave 52
68,2
Jefferson St between Hwy 111 & Ave 48
68.7
Jefferson St between Ave 48 & Ave 50
68.6
Jefferson St between Ave 50 & Ave 52
68.4
Jefferson St between Ave 52 & 541h Ave
68.1
PGA Blvd between 541h Ave & Project Site
60.3
Madison St between 5411, Ave & Airport Blvd
65.6
Ave 50 west of Washington St
61.8
Ave 50 between Washington St & Jefferson St
64.9
Ave 50 between Jefferson St & Madison St
66.1
541h Ave west of Jefferson St
48.8
541h Ave between Jefferson St & Madison St
66.4
5411, Ave east of Madison St
61.3
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0
7 For roadway segment limits, refer to the traffic study (Appendix 11.0)
As shown in Table 9.0-5, existing off-site roadway noise levels range from a low of 48.8 dB(A) CNEL to a
high of 71.0 dB(A) CNEL. Fourteen of the fifteen studied roadway segments currently experience noise
levels in excess of 50 dB(A) CNEL while ten of the fifteen studied roadway segments currently experience
noise levels in excess of 65 dB(A) CNEL.
On -Site Roadway Noise Levels
Existing roadway traffic along PGA Boulevard generates roadway noise contours that extend into the
proposed Project area. Table 9.0-6, Existing On -Site Noise Contours, provides noise contour levels
resulting from roadway noise along the adjacent roadway. As shown, the existing 60 dB(A) CNEL
roadway noise contour would extend into the site as noise contours begin at the roadway centerline and
each roadway lane is approximately 10 feet wide. The existing 65 dB(A) CNEL roadway contour would
not extend into the site.
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9.0 Noise
Table 9.0-6
Existing On -Site Noise Contours
Distance from Center of Roadway Noise
Contour (feet)
CNEL at 65 60 dB(A)
Roadway Segment' feet CNEL_
PGA Blvd between 5411, Ave and Project Site 61.5 81
55 dB(A) 50 dB(A)
CNEL CNEL
252 782
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
I For roadway segment limits, refer to the traffic study (Appendix 11.0).
9.5.2 Point (or Stationary) Sources of Noise
The proposed Project is located in the PGA West Specific Plan area, which is completely developed, with
the exception of 15 to 20 scattered residential lots and the 41.95 -acre proposed Project site. Properties
adjacent to the Project site are developed with golf course and high-end single-family residential uses.
Approximately 2,500 developed residential units exist within the PGA West Specific Plan area.
Existing land uses within the proposed Project area consist of undeveloped land that has already
undergone grading activities. Sparse vegetation exists in isolated patches within the proposed Project
area. No buildings presently exist on site. The current on-site environment is characterized by zero to
low noise levels.
The surrounding noise environment is comprised of typical residential noises, such as people talking,
cars starting, and home maintenance and repair, and maintenance -related noise from the adjacent golf
course. Noticeable or loud noise occurrences are not typically associated with residential uses and none
of the existing residences create substantial or extreme noise events. The adjacent golf uses may result in
increased noise levels, especially to receptors near existing clubhouses, during golf tournaments and
special events. Several evening events, such as banquets, etc., are commonly held at the Stadium TPC
clubhouse, east of the Project site. However, golf is primarily a daytime sport and the associated
clubhouses typically operate during daytime hours and are generally closed during noise -sensitive
nighttime hours. Furthermore, golf spectators typically engage in limited applause and celebration that
produces minimal noise when compared to other sporting activities. Therefore, the surrounding noise
environment does not create substantial or extreme noise events on the proposed Project site.
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9.0 Noise
9.6 SIGNIFICANCE THRESHOLDS
Based on the City of La Quinta Municipal Code, the City of La Quinta Comprehensive General Plan, and
the State Office of Planning and Research Land Use Compatibility guidelines, the proposed Project would
result in significant noise impacts if:
• Construction activities occurring on the Project site would violate the exterior noise levels outside the
hours permitted by the City's noise ordinance (i.e., October 1st through April 3011, Monday through
Friday between the hours of 7:00 a.m. to 5:30 p.m. and Saturday between the hours of 8:00 a.m. to 5:00
p.m.; May 1st through September 3011, Monday through Friday between the hours of 6:00 a.m. to 7:00
p.m. and Saturday between the hours of 8:00 a.m. to 5:00 p.m.).
• Exterior land uses would be exposed to exterior noise above 65 dB(A) for residential land uses, or
interior land uses would be exposed to noise levels in excess of 45 dB(A);
• Noise levels measured at off-site land uses exceed the 45 dB(A) interior noise threshold or 65 dB(A)
exterior noise threshold contained in the state's guidelines. Based on this information, the Project
would result in significant noise impacts if:
-- An increase of 3 dB(A) or greater in traffic noise levels that occurs from project -related activities
would cause the noise compatibility thresholds for "normally acceptable" exterior or interior
noise levels to be exceeded, or a 3 dB(A) increase in noise would occur to a land use experiencing
levels above the noise compatibility threshold for "normally acceptable" (a noise level increase of
less than 3 dB(A) under either of the previously described scenarios is not considered to be
significant).
— Increases in traffic noise greater than 5 dB(A) result even if the resulting noise levels are below
the land use compatibility standards (an increase of 5 dB(A) or less in traffic noise levels that
occurs from project -related activities would not be considered significant if the resulting noise
levels remain below the "acceptable" thresholds).
— Stationary noise sources proposed as part of the Project that could result in increases in noise
levels at adjacent land uses would exceed the land use compatibility standards.
• Vibration or groundborne noise levels exceeds the Federal Railroad Administration (FRA) maximum
acceptable level threshold of 65 VdB for buildings where low ambient vibration is essential for
interior operations (such as hospitals and recording studios), 727 or 808 VdB for residences and
buildings where people normally sleep, including hotels, and 757 or 838 VdB for institutional land
uses with primary daytime use (such as churches and schools).
• For a project located within an airport land use plan or, where such a plan has not been adopted,
within 2 miles of a public airport or public use airport, exposure of people residing or working in the
project area to excessive noise levels (issue is addressed in Section 13.0, Other CEQA
Considerations).
7 For frequent vibration events, defined as greater than 70 vibration events per day
8 For infrequent vibration events, defined as less than 70 vibration events per day.
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9.0 Noise
• For a project within the vicinity of a private airstrip, exposure of people residing or working in the
project area to excessive noise levels (issue is addressed in Section 13.0, Other CEQA
Considerations).
9.7 ENVIRONMENTAL IMPACT ANALYSIS
9.7.1 Noise Analysis Methodology
Future roadway noise levels are analyzed in this section with the Federal Highway Administration
Highway Noise Prediction Model (FHWA-RD-77-108), which predicts future noise levels along
individual roadway segments in the proposed Project vicinity. The model calculates the average noise
level at specific locations based on traffic volumes, average speeds, roadway geometry, and on-site
environmental conditions (e.g., topography, barriers, etc.). Noise energy rates utilized in the FHWA
Model have been modified to reflect average vehicle noise energy rates identified by the California
Department of Transportation (Rudolf W. Hendriks, California Vehicle Noise Emission Levels,
[Sacramento, California: California Department of Transportation, January 1987], NTIS, FHWA/CA/TL-
87/03.). Future noise levels for stationary activities and equipment were estimated based on existing
technical data.
The roadway noise analysis uses traffic volumes provided by the proposed Project traffic analysis for
existing, Project build out, and cumulative scenarios. This impact analysis is based upon the following
documents:
• Highway Noise Fundamentals, by the U.S. Department of Transportation, Federal Highway
Administration (September 1980);
• The Noise Guidebook, by the U.S. Department of Housing and Urban Development (March 1985);
• California Vehicle Noise Emission Levels, by the California Department of Transportation (January
1987); and
• Eden Rock at PGA West Subsequent EIR Traffic Impact Analysis, prepared by RK Engineering
Group, Inc., included in Appendix 11.0 of this EIR in its entirety.
9.7.2 Project Impacts
The Project site consists of approximately 41.95 acres of open land. The proposed Project will develop
292 duplex, triplex and multi -family residential units in the portion of the PGA West Specific Plan area
known as Eden Rock at PGA West. The proposed Project will also include a community Garden House at
the center of the proposed Project site with a fountain, small stream, billiard rooms, adult and children's
pools, cabanas, spa, and a fire pit. A functioning four-story clock tower will also be developed as a
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9.0 Noise
prominent feature at the Garden House; however, the clock will not have any audible bells or chimes.
The impact analysis of this section focuses on both roadway and stationary noise sources to both off- and
on-site locations.
Construction Noise
Would construction activities occurring on the Project site violate the exterior noise levels outside the hours
permitted by the City's noise ordinance (i.e., October 1s' through April 3011, Monday through Friday between the
hours of 7:00 a.m. to 5:30 p,m. and Saturday between the hours of 8:00 a.m. to 5:00 p.m.; May Y through
September 301, Monday through Friday between the hours of 6:00 a.m. to 7:00 p.m. and Saturday between the hours
of 8:00 a.m. to 5:00 p.m.)?
Construction equipment operates under two primary modes: mobile and stationary. Mobile equipment,
such as bulldozers, scrapers, graders, etc., is operated in a cyclic fashion in which a period of full power is
followed by a period of reduced power. Stationary equipment can be subdivided into two groups. One
group contains such items as pumps, generators, compressors, etc., and generally operates at a fixed
power and produces a fairly constant sound level under normal operations. The other group contains
impact equipment, such as pile drivers, jackhammers, pavement breakers, etc., which are operated in a
cyclical fashion.
The U.S. Environmental Protection Agency (U.S. EPA) has compiled data on the noise -generating
characteristics of specific types of construction equipment. This data is presented in Figure 9.0-4, Noise
Levels of Typical Construction Equipment. As shown, noise levels generated by heavy equipment can
range from approximately 68.0 dB(A) to noise levels in excess of 95 dB(A) when measured at 50 feet.
However, these stationary source noise levels would, as discussed previously, diminish rapidly with
distance from the construction site at a rate of approximately 6.0 to 7.5 dB(A) per doubling of distance.
Nonetheless, any locations that would have an uninterrupted line of site to the construction noise sources
could be exposed to construction noise. It should be noted, however, that each piece of construction
equipment would not be used continuously.
Noise levels generated during the site development phases would depend upon the distance between the
construction activity and the affected uses, as well as the noise attenuation effects of any intervening
portions built during earlier phases of the Project. Detailed information on construction activities is not
I
available at this time and, therefore, it is not possible to accurately predict on- and off-site noise levels
during the construction of the site. However, this construction noise impact analysis assumes the worst-
case scenario by assuming that the loudest construction equipment would operate at the property lines
Impact Sciences, Inc. 9.0-15 Eden Rock at PGA West subsequent EIR
223-12 November 2007
Note: Based on limited available data samples.
SOURCE: United States Environmental Protection Agency, 1971, "Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances," NTID 300-1
FIGURE ".O_4
Noise Levels of Typical Construction Equipment
NOISE LEVEL
(dBA) AT 50
FEET
60
70
80
90
100
110
Compacters (Rollers)
■
Front Loaders
z
Backhoes
Uj
w
j
O
Z
0
=
Tractors
z
UJ
F
o
w
Scrapers, Graders
Cn
Pavers
-
-
o
-
U
Q
Trucks
z
Of
UJ
z
z
Concrete Mixers
-
>-
M
J
Q
=
Concrete Pumps
ON
Q�
co
w
J
< Cranes
(Movable)
o
D_
w
w
Cranes (Derrick)
0
Pumps
w
Q
z
Generators
Q
Cn
Compressors
Pneumatic Wrenches
�z
—
Uw
a-
Jack Hammers, Rock Drills
w
Pile Drivers (Peaks)
Vibrators
UJ
UJ
Saws
Note: Based on limited available data samples.
SOURCE: United States Environmental Protection Agency, 1971, "Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances," NTID 300-1
FIGURE ".O_4
Noise Levels of Typical Construction Equipment
9.0 Noise
adjacent to the nearest sensitive use. The closest sensitive uses consist of residences located to the
northwest and southwest of the proposed Project site near PGA Boulevard.
The loudest equipment during construction of the proposed Project would be associated with the
I building construction. It is unlikely that all pieces of equipment associated with the building construction
l
phase would operate simultaneously at the northwestern boundary of the Project site. However,
assuming that half of the construction equipment associated with the building construction phase would
operate simultaneously at the boundary of the Project site nearest to the sensitive land uses, a noise level
of 96.9 dB(A) would be generated at 50 feet.
The City of La Quinta Municipal Code states that construction activities are exempt from the exterior
noise standards provided that the construction activities occur between the hours set forth in Table 9.0-4.
Since construction activities are expected to fall within the hours set forth in Table 9.0-4, construction -
related noise impacts are anticipated to be less than significant.
In addition to equipment noise, the movement of equipment and workers onto the Project site during
construction would generate temporary traffic noise along access routes to the Project areas. The major
pieces of heavy equipment would be moved into the development areas once for each construction stage,
and would have a less than significant short-term effect on traffic noise levels for this reason. In addition,
daily transportation of a maximum of 107 construction workers9 during the building construction phase
is expected to cause increases in noise levels along Project roadways, although noise levels from such
trips would be less than peak hour noise levels generated by Project trips during Project operation. Given
that it takes a doubling of average daily trips on roadways to increase noise by 3 dB(A) and that the
maximum amount of construction workers traveling to the Project site would not cause a doubling of
average daily trips in the immediate area, the noise level increases along major arterials surrounding the
Project site would be less than 3 dB(A). Therefore, construction -related traffic noise would be less than
significant.
Would vibration or ground -borne noise levels exceed the Federal Railroad Administration (FRA) maximum
acceptable level threshold of 65 VdB for buildings where low ambient vibration is essential for interior operations
(such as hospitals and recording studios), 72 or 80 VdB for residences and buildings where people normally sleep,
including hotels, and 75 or 83 VdB for institutional land uses with primary daytime use (such as churches and
schools)?
Persons residing and working in the area surrounding the Project could be exposed to the generation of
excessive ground -borne vibration or ground -borne noise levels related to construction activities. The
9 Rimpo and Associates. URBEMIS2007 Version 9.2.2. Please refer to Section 5.0, Air Quality.
Impact Sciences, Inc. 9.0-17 Eden Rock at PGA West Subsequent EIR
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9.0 Noise
results from vibration can range from no perceptible effects at the lowest vibration levels, to low
rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest
levels. Site ground vibrations from construction activities very rarely reach the levels that can damage
structures, but they can achieve the audible range and be felt in buildings very close to the site. The
primary and most intensive vibration source associated with development of the Project would be the use
of bulldozers and pile drivers during construction; however, as noted below, pile driving equipment will f ,
not be used during construction activities. These types of equipment can create intense noise that is
disturbing and can result in ground vibrations.
Table 9.0-7, Vibration Source Levels for Construction Equipment, lists vibration source levels for
typical construction equipment.
Table 9.0-7
Vibration Source Levels for Construction Equipment
Source: Federal Railroad Administration, 2005.
Land uses surrounding the Project site consist of institutional, residential, commercial, and recreational.
The nearest sensitive land uses, which include residential uses, are located to the northwest and
southwest of the Project site. It should be noted that the use of pile driving equipment will not be used
during construction activities. As indicated in Table 9.0-7, large bulldozers—which, out of all the
equipment to be used on the Project site, would create the greatest amount of vibration—are capable of
producing approximately 81 VdB at 50 feet. Given that large bulldozers would be used in excess of
50 feet from the nearest sensitive land uses and would cause substantially less than 70 vibration events
u
per day10 at a sensitive land use receptor, construction activities would not exceed the FRA ground -
borne vibration threshold for the nearest residential land uses (i.e., large bulldozer vibrations would be
less than 80 VdB at the nearest sensitive land use located to the northwest of the Project site, which is
below the FBA's 80 VdB standard for infrequent vibration events for residences). Consequently,
vibration impacts are anticipated to be less than significant.
10 A vibration event refers to the number of times the piece of vibratory equipment would be operated per day.
Impact Sciences, Dic. 9.0-18 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
Aperoximate VdB
Equipment
25 Feet
50 Feet 75 Feet
100 Feet
Pile Driver (vibratory)
93
87 83
81
Large Bulldozer
87
81 77
75
Loaded trucks
86
80 76
74
Jackhammer
79
73 69
67
Small Bulldozer
58
52 48
46
Source: Federal Railroad Administration, 2005.
Land uses surrounding the Project site consist of institutional, residential, commercial, and recreational.
The nearest sensitive land uses, which include residential uses, are located to the northwest and
southwest of the Project site. It should be noted that the use of pile driving equipment will not be used
during construction activities. As indicated in Table 9.0-7, large bulldozers—which, out of all the
equipment to be used on the Project site, would create the greatest amount of vibration—are capable of
producing approximately 81 VdB at 50 feet. Given that large bulldozers would be used in excess of
50 feet from the nearest sensitive land uses and would cause substantially less than 70 vibration events
u
per day10 at a sensitive land use receptor, construction activities would not exceed the FRA ground -
borne vibration threshold for the nearest residential land uses (i.e., large bulldozer vibrations would be
less than 80 VdB at the nearest sensitive land use located to the northwest of the Project site, which is
below the FBA's 80 VdB standard for infrequent vibration events for residences). Consequently,
vibration impacts are anticipated to be less than significant.
10 A vibration event refers to the number of times the piece of vibratory equipment would be operated per day.
Impact Sciences, Dic. 9.0-18 Eden Rock at PGA West Subsequent EIR
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9.0 Noise
Operational Impacts
Off -Site Noise Impacts
Would noise levels measured at off-site land uses exceed the 45 dB(A) interior noise threshold or 65 dB(A) exterior
noise threshold contained in the state's guidelines? Based on this information, the Project would result in
significant noise impacts if.•
• An increase of 3 dB(A) or greater in traffic noise levels that occurs from Project -related activities would cause
the noise compatibility thresholds for "normally acceptable" exterior or interior noise levels to be exceeded, or a
3 dB(A) increase in noise would occur to a land use experiencing levels above the noise compatibility threshold
for "normally acceptable" (a noise level increase of less than 3 dB(A) under either of the previously described
scenarios is not considered to be significant).
• Increases in traffic noise greater than 5 dB(A) result even if the resulting noise levels are below the land use
compatibility standards (an increase of 5 dB(A) or less in traffic noise levels that occurs from Project -related
activities would not be considered significant if the resulting noise levels remain below the "acceptable"
thresholds).
• Stationary noise sources proposed as part of the Project that could result in increases in noise levels at adjacent
land uses would exceed the land use compatibility standards.
Roadway Sources of Noise
Vehicular noise can potentially affect the Project site, as well as land uses located along the studied
roadway system. Noise modeling used to quantify traffic noise level increases along 16 roadway
segments was conducted in order to identify the roadway noise level change attributable to the proposed
Project. Both "Future Without Proposed Project" and "Future With Proposed Project" traffic scenarios for
the future year of 2020 were modeled based on roadway volumes, speed limits and number of lanes
obtained from the proposed Project traffic study. Roadway noise volumes under these two scenarios
were modeled using the Federal Highway Administration Highway Noise Prediction Model (FHWA-RD-
77-108). The comparison of the resulting noise levels is provided on Table 9.0-8, 2020 With and Without
Proposed Project Noise Levels. As shown, roadway noise level increases range from 0.0 dB(A) to
0.9 dB(A). As previously discussed, noise increases of less than 3 dB(A) are not noticed by the human ear,
while increases of more than 5 dB(A) are readily noticeable. As mentioned above, noise increases of less
than 3 dB(A) and 5 dB(A), respectively, are not considered significant. As such, roadway noise increases
as a result of implementation of the proposed Project would not be audible and, therefore, off-site
roadway noise levels attributable to the proposed Project are anticipated to be less than significant.
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9.0 Noise
Table 9.0-8
2020 With and Without Proposed Project Noise Levels
Source: Impact Sciences, luc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. lutervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
I For roadmay segment limits, refer to the traffic study (Appendix 11.0).
Vibration impacts from off-site roadway traffic are not typically analyzed. As previously mentioned, if a
roadway is smooth, the ground -borne vibration from traffic is barely perceptible. Furthermore, it is not
anticipated that a substantial number of diesel trucks will travel along roadways in the vicinity of the
project site. Therefore, vibration impacts due to off-site roadway traffic are expected to be less than
significant.
Point (or Stationary) Sources of Noise
Upon build out of the proposed Project, the existing on-site noise environment would be modified from
an undeveloped and open environment, to a residential community with supporting recreational
facilities. As described in Section 3.0, Project Description, uses planned as part of the proposed Project
focus around the 292 duplex, triplex, and multi -family residential units, as well as a community Garden
House. Uses in the residential areas of the site would generate noise typical of residential neighborhoods,
including people talking, cars starting, lawn equipment, etc.; none of which would generate noise levels
unacceptable for such uses.
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November 2007
Roadway Noise Levels (CNEL)
Difference
2020 Without
2020 With
in Decibel
Roadway Segment'
Proposed Project
Proposed Project
Level
Washington St between Hwy 111 & Ave 48
73.0
73.1
0.1
Washington St between Ave 48 & Ave 50
72.7
72.7
0.0
Washington St between Ave 50 & Ave 52
70.6
70.7
0.1
Jefferson St between Hwy 111 & Ave 48
70.4
70.4
0.0
Jefferson St between Ave 48 & Ave 50
71.5
71.6
0.1
Jefferson St between Ave 50 & Ave 52
69.6
69.8
0.2
Jefferson St between Ave 52 & 541h Ave
71.5
71.6
0.1
PGA Blvd between 54t1, Ave & Project Site
60.3
61.3
1.0
Madison St between Ave 52 & 54t1, Ave
68.4
68.4
0.0
Madison St between 541h Ave & Airport Blvd
70.8
70.8
0.0
Ave 50 west of Washington St
68,9
68.9
0.0
Ave 50 between Washington St & Jefferson St
68.6
68.6
0.0
Ave 50 between Jefferson St & Madison St
67.6
67.7
0.1
5411, Ave west of Jefferson St
48.8
48.8
0.0
5411, Ave between Jefferson St & Madison St
67.6
67.6
0.0
5411, Ave east of Madison St
60.0
60.0
0.0
Source: Impact Sciences, luc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. lutervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
I For roadmay segment limits, refer to the traffic study (Appendix 11.0).
Vibration impacts from off-site roadway traffic are not typically analyzed. As previously mentioned, if a
roadway is smooth, the ground -borne vibration from traffic is barely perceptible. Furthermore, it is not
anticipated that a substantial number of diesel trucks will travel along roadways in the vicinity of the
project site. Therefore, vibration impacts due to off-site roadway traffic are expected to be less than
significant.
Point (or Stationary) Sources of Noise
Upon build out of the proposed Project, the existing on-site noise environment would be modified from
an undeveloped and open environment, to a residential community with supporting recreational
facilities. As described in Section 3.0, Project Description, uses planned as part of the proposed Project
focus around the 292 duplex, triplex, and multi -family residential units, as well as a community Garden
House. Uses in the residential areas of the site would generate noise typical of residential neighborhoods,
including people talking, cars starting, lawn equipment, etc.; none of which would generate noise levels
unacceptable for such uses.
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November 2007
9.0 Noise
The proposed community Garden House consists of 7,122 square feet of building area, which will include
a Great Room, along with exercise and billiard rooms. The focal feature of the Garden House is a four-
story clock tower that reaches to 43 feet 6 inches in height; the main roof ridgeline is 24 feet 11 inches at
its highest point. This feature has patio levels on the first three floors, with the functional clock and
internals located within the fourth level. The clock tower will not include any audible bells or chimes.
The Garden House complex would also include an adult pool, poolside cabanas, a spa, and a children's
pool. Additional aesthetic amenities include fountains, fire pit, and a pond with a small stream. The
Garden House will be generally located in the center of the Project site. Examples of noise generated by
the Garden House include noise from gatherings and occasional loud talking, Again, none of the
recreational uses associated with the Garden House, as well as the clock tower, would generate noise
levels unacceptable for residential uses. Furthermore, due to the nature of the proposed land uses,
stationary noise sources proposed as part of the Project would not result in increased noise levels at
adjacent land uses that would exceed the land use compatibility standards. Therefore, due to the nature
of the proposed land uses, implementation of the proposed would not result in noise levels from
stationary sources that would significantly impact residential uses on site.
On -Site Noise Impacts
Would exterior land uses be exposed to exterior noise above 65 dB(A) for residential or would interior laird uses be
exposed to noise levels in excess of 45 dB(A)?
Exterior Noise Levels
As with off-site noise impacts, roadway noise on the adjacent circulation system would generate noise
contours that could extend into the proposed Project area. As residential uses are planned as a part of the
proposed Project, there is a potential for unacceptable roadway noise contours to extend into the
residential areas of the site. Therefore, future roadway noise volumes in the year 2020 were again utilized
in calculating future roadway noise contours along public roadways adjacent to future Eden Rock at PGA
West residences. The results of the future on-site roadway noise contour analysis are provided below in
Table 9.0-9, 2020 With Proposed Project On -Site Noise Contours. As shown, the loudest roadway noise
contour at a future residential exterior living area would be 63.8 dB(A) CNEL. The level is below the City
of La Quinta Comprehensive General Plan amended exterior standard of 65 dB(A) for sensitive receptors.
It should be noted that the noise levels contained in Table 9.0-9 present a worst-case scenario, in that they
Impact sciences, Arc. 9.0-21 Eden Rock at PGA West subsequent ELR
223-12 November 2007
9.0 Noise
do not account for the perimeter wall that would be constructed around the site as part of the proposed
Project and would reduce roadway noise contours. Given that the future residential uses would not be
located within a noise contour that exceeds the City's exterior standard, future on-site roadway noise
impacts are anticipated to be less than significant.
Table 9.0-9
2020 With Proposed Project On -Site Noise Contours
Distance from Center of Roadway Noise
Contour (feet)
CNEL at 65 60 dB(A) 55 dB(A) 50 dB(A)
Roadway Segment' feet CNEL CNEL CNEL
PGA Blvd between 5411, Ave and Project Site 62.5 100 310 963
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
I For roadway segment limits, refer to the traffic study (Appendix 11.0).
Interior Noise Levels
All residential dwelling units are required to comply with Title 24 of the Uniform Building Code for the
conservation of energy associated with building design and construction. Consequently, buildings are
constructed with insulated walls, glazed windows, and weather stripping on all doors and windows
opening to the exterior. Double -paned windows provide a sound transmission coefficient (STC) rating
reduction of approximately 21 dB(A) from roadway noise. Development of the proposed Project must
comply with Title 24 building requirements, thus the residential units are expected to experience a
reduction in exterior noise levels estimated between 23 dB(A)11 to 31 dB(A). 12
With respect to interior noise levels after full Project build out and assuming a minimum attenuation of
23 dB(A) associated with compliance with Title 24 requirements, interior noise levels along PGA
Boulevard would be below the interior threshold of 45 dB(A) CNEL for residential space as stated in Title
24. As such, interior noise levels experienced at the proposed residential units along PGA Boulevard are
anticipated to be less than significant after full Project build out.
11 Window coverage assumed to be approximately 50 percent of the wall surface area.
12 Window coverage assumed to be approximately 30 percent of the wall surface area.
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9.0 Noise
Airport Noise Impacts
For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a
public airport or public use airport, would people residing or working in the project area be exposed to excessive
noise levels?
For a project within the vicinity of a private airstrip, would people residing or working in the project area be exposed
to excessive noise levels?
The proposed Project site is located over 7 miles from the nearest airport land use or private airstrip.
Therefore, no impacts are anticipated relative to these two criteria. Airport noise impacts are expected to
be less than significant.
9.8 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.13 There are currently
approximately 20,000 dwelling units within the City. 14 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household, 15 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City.
The cumulative increase in development is not anticipated to represent a significant increase in
construction related noise provided that strict adherence to the City of La Quinta Municipal Code is
maintained. Furthermore, Project -specific recommendations would be included to maintain a reasonable
noise level both on- and off-site.
These recommendations would assure that the potential for significant noise impacts would be avoided.
Excavation, grading, and other construction activities related to construction of land uses contained in the
13 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
14 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
15 Ibid.
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9.0 Noise
proposed Project shall be restricted to daytime hours only, in compliance with the City of La Quinta
Municipal Code requirements. Stockpiling and vehicle staging areas shall be located as far away from
occupied residences as possible, and screened from these uses by a solid noise attenuation barrier.
Temporary noise barriers with a sound transmission coefficient that would attenuate noise levels at
nearby residences to existing ambient levels for all construction phases shall be specified by an acoustical
engineer. All stationary construction equipment (e.g., air compressor, generators, etc.) shall be operated
as far away from noise sensitive uses as possible. If this is not possible the equipment shall be shielded
with temporary sound barriers, sound aprons, or sound skins. Equipment used for construction of the
proposed Project shall be hydraulically or electrically powered impact tools (e.g., jackhammers) wherever
possible to avoid noise associated with compressed air exhaust from pneumatically powered tools.
Where use of pneumatically powered tools is unavoidable, an exhaust muffler on the compressed air
exhaust shall be used. A muffler could lower noise levels from the exhaust by up to about 10 dB(A).
External jackets on the tools themselves shall be used where feasible; this could achieve a reduction of
5 dB(A). Quieter procedures shall be used (such as drilling rather than impact equipment) wherever
feasible. The Project applicant shall require construction contractors to, ensure that construction
equipment is fitted with sound reduction equipment, per manufacturers' specifications. Signs shall be
posted prior to construction activities with contact information for residents report noise complaints.
Residential units and outdoor living areas shall incorporate setbacks from roadways and the construction
of noise barriers suitable to assure that exterior noise levels for residential development do not exceed the
amended standards. Project designs, such acoustical specifications for window glass, shall be required to
include measures which assure that interior noise levels for residential development do not exceed
45 CNEL.
The cumulative increase in development represents an increase in traffic related noise on roadway
intersections. As stated in the City of La Quinta Comprehensive General Plan EIR, although traffic noise
impacts would be primarily generated by increasing traffic volumes as the City proceeds to build out, the
aforementioned recommendations would reduce the noise levels to an acceptable level.
9.9 MITIGATION MEASURES
The following mitigation measures would assure that the potentially significant cumulative noise impacts
would be avoided.
9.0-1 Excavation, grading, and other construction activities related to construction of land uses
contained in the proposed Project shall be restricted to daytime hours only, in compliance with
the City of La Quinta Municipal Code requirements.
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9.0 Noise
9.0-2 Stockpiling and vehicle staging areas shall be located as far away from occupied residences as
possible, and screened from these uses by a solid noise attenuation barrier.
9.0-3 Operate earthmoving equipment on the construction site as far away from vibration -sensitive
land uses as possible.
9.0-4 Temporary noise barriers with a sound transmission coefficient that would attenuate noise levels
at nearby residences to existing ambient levels for all construction phases shall be specified by an
acoustical engineer.
9.0-5 All stationary construction equipment (e.g., air compressor, generators, etc.) shall be operated as
far away from noise sensitive uses as possible. If this is not possible the equipment shall be
shielded with temporary sound barriers, sound aprons, or sound skins.
9.0-6 Equipment used for construction of the proposed Project shall be hydraulically or electrically
powered impact tools (e.g., jackhammers) wherever possible to avoid noise associated with
compressed air exhaust from pneumatically powered tools. Where use of pneumatically
powered tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used. A
muffler could lower noise levels from the exhaust by up to about 10 dB(A). External jackets on
the tools themselves shall be used where feasible; this could achieve a reduction of 5 dB(A).
9.0-7 Quieter procedures shall be used (such as drilling rather than impact equipment) wherever
feasible. The Project applicant shall require construction contractors to ensure that construction
equipment is fitted with sound reduction equipment, per manufacturers' specifications.
9.0-8 Signs shall be posted prior to construction activities with contact information for residents report
noise complaints.
9.0-9 Residential units and outdoor living areas shall incorporate setbacks from roadways and the
construction of noise barriers suitable to assure that exterior noise levels for residential
development do not exceed the amended standards.
9.0-10 Project designs, such acoustical specifications for window glass, shall be required to include
measures which assure that interior noise levels for residential development do not exceed
45 CNEL.
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9.0 Noise
9.10 UNAVOIDABLE SIGNIFICANT IMPACTS
With the implementation of the mitigation measure recommended in this section, no unavoidable Project
level or cumulative significant impacts related to noise are anticipated.
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November 2007
10.0 PUBLIC SERVICES
INTRODUCTION
This section of the Draft EIR identifies various agencies that would provide public services to the proposed Project
and the potential impacts that the Project may have on the ability of those agencies to serve the Project Site and its
vicinity. These agencies include the Riverside County Fire Department, American Medical Response for ambulance
services, Riverside County Sheriffs Department, Coachella Valley Unified School District, Coachella Valley
Recreation and Parks District, and Riverside County Library system. The services analyzed are fire protection,
police protection, public schools, parks and recreation, and library services. The information presented herein
incorporates information gathered through consultation with the agencies' staff.
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10.1 FIRE PROTECTION
10.1.1 EXISTING CONDITIONS
Fire protection services are provided to the City of La Quinta under contract with the Riverside County
Fire Department. There are presently three fire stations located in the City of La Quinta: Station No. 32 at
78136 Frances Hack Lane, Station No. 70 at 54001 Madison Avenue, and Station No. 93 at 44555 Adams
Street. The Fire Department also operates five additional stations in surrounding communities, resulting
in overlapping service areas. Paramedic services are provided in the City of La Quinta by American
Medical Response (AMR), which operates from Stations No. 70 and No. 93.
Stations No. 32 and No. 70 provide first alarm and secondary response service within the vicinity of the
Project Site. Station No. 70 is located approximately 1 mile northeast of the Project Site and is staffed by
1 captain, 1 engineer and 1 firefighter.) Station No. 32 is located approximately 4.3 miles northwest of the
site and is staffed by 1 captain, 1 engineer, 2 firefighters and 2 paramedics.2 Both of these stations have
average response times of five minutes or less. Station No. 93 is identified as a secondary response
station and is staffed by 1 firefighter, 1 engineer and 1 paramedic.3 Station No. 39, located at 56925 Tyler
Street in the community of Thermal, Stations No. 86 and No. 88 in the City of Indio, Station No. 79 in the
City of Coachella, and Station No. 55 in the City of Indian Wells are also identified as additional
secondary response stations.4
The Riverside County Fire Department does not impose a fee on new development within the City of
La Quinta for fire service. However, development impact fees are collected by the City for Fire
Department facilities.5
10.1.2 IMPACT ANALYSIS
10.1.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to fire protection services are
contained in the environmental checklist form contained in Appendix G of the most recent update of the
1 Telephone correspondence with John Godwin, Fire Station No. 70, Riverside County Fire Department, July 13,
2007.
2 Telephone correspondence with Erin Reynolds, Fire Station No. 32, Riverside County Fire Department, June 22,
2007.
3 Telephone correspondence with George Fish, Fire Station No. 93, Riverside County Fire Department, July 13,
2007.
4 Email correspondence with Wallace Nesbit, Principal Planner, La Quinta Planning Department, June 22, 2007.
5 City of La Quinta, Development Impact Fee Study, July 5, 2006, p.9-4.
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10.1 Fire Protection
California Environmental Quality Act (CEQA) Guidelines. Impacts related to fire protection services are
considered significant if:
i Implementation of the Project would 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 to provide
adequate fire protection services. -
10.1.2.2 Project Impacts
Would implementation of 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 to provide adequate fire protection services?
Construction
During the construction phases, a large amount of wood framing would occur on the Project Site. In
association with the framing operations, electrical, plumbing, communications, and ventilation systems
would be installed in each structure. Although rare, fires do occur at construction sites. The Fire
Department will require that water facilities be installed prior to the initiation of construction, including
the dropping of lumber at the Project Site. All electrical, plumbing, and mechanical systems for the
Project would be properly installed during framing operations in accordance with applicable City codes
and inspection by City inspectors prior to drywalling. In addition, construction sites would also be
subject to Coachella Valley Water District (CVWD) and Riverside County Fire Department standards
relative to water availability and Fire Department fire fighting equipment accessibility standards.
Therefore, adherence to County and City codes and requirements of the CVWD and Riverside County
Fire Department during construction would reduce the potential for fire hazards at the Project Site to less
than significant levels.
Operation
According to January 1, 2007 data from the State Department of Finance, the City of La Quinta averages
2.85 persons per household.6 Based on this average household size and assuming 100 percent
occupancy, the proposed Project could result in a residential population increase of up to 832 residents. It
is likely that during the off-season, the population increase would be lower given that many of the units
L_
6 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
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10.1 Fire Protection
in the Project would likely be second homes or vacation homes. Nonetheless, the demand for fire
protection services within the City would marginally increase due to the introduction of structures on
formerly vacant land and an associated population increase of 832 residents. The proposed Project is
expected to generate the typical range of fire service calls as other residential uses, including structure
fires, garbage bin fires, automobile fires, electrical fires, etc.
Compliance with the La Quinta Municipal Code and the California Fire Code would reduce incidence of,
and the damages caused by fires associated with the proposed Project The required water system,
including fire hydrants, would be installed and accepted by the Coachella Valley Water District prior to
the placement of any combustible building material on an individual lot. Two sets of water plans and a
site plan designating required fire lanes with appropriate land painting and/or signs would be prepared
and submitted by the Project applicant to the Fire Department for approval. In addition, the City can
anticipate the collection of development impact fees in the amount of $10,4237 for the provision of future
fire facilities, based on the incremental need for additional facilities resulting from the proposed Project.
These fees will offset the impact of the proposed Project on Fire Department facilities.
According to the Fire Department, no additional fire department resources would be needed to address
the fire prevention and fire suppression needs of this Project.8 Compliance with standard project design
and construction requirements, such as installation of automatic fire sprinklers, would result in less than
significant impacts associated with fire protection.
The proposed Project would also increase the demand for paramedic services due to the increased human
activity at the site. This increase would likely occur due to traffic accidents, medical emergencies, injuries
to residents, and fire -related injuries.
However, based on the above analysis, the proposed Project would marginally increase the demand for
fire protection services, but not beyond the ability of the Fire Department and AMR. Even with the
addition of the Project, those agencies would be able to provide timely and adequate service to the site in
addition to the rest of their service areas. Therefore, the Project's potential impacts would be less than
significant.
7 City of La Quinta, Development Impact Fee Study, July 5, 2006, pp. 9-1-9-5. Amount is based on fees of $45 per
single-family attached unit (applied to the 83 Courtyard units) and $32 per multi -family unit (applied to the 81
Manor and 128 Village units).
8 Telephone correspondence with John Godwin, Fire Station No. 70, Riverside County Fire Department, July 13,
2007.
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10.1 Fire Protection
10.1.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.9 There are currently
approximately 20,000 dwelling units within the City. 10 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,11 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand
for firefighters, fire trucks, rescue vehicles and fire stations than currently provided. As stated in the City
of La Quinta Comprehensive General Plan EIR, although the demand for additional fire protection
w
services would increase substantially, the cumulative impact would be less than significant provided that
the Fire Department review new development plans and proposals, the City continue to coordinate with
the Fire Department and the CVWD to ensure the timely expansion of facilities and water infrastructure,
and all new development comply with fire codes and other applicable standards.
10.1.4 MITIGATION MEASURES
As no significant impacts to fire protection or emergency medical services were identified, no mitigation
measures are required.
10.1.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to fire protection services are
anticipated.
9 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
10 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
11 Ibid.
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10.2 POLICE PROTECTION
10.2.1 EXISTING CONDITIONS
Police protection services are provided to the City of La Quinta through a contract with the Riverside
County Sheriff's Department. The City of La Quinta and other areas of the eastern Coachella Valley are
served by the Department's station located at 82-695 Dr. Carreon Boulevard, in the City of Indio. The
station serves an area of approximately 845 square miles and approximately 405,000 people.12 The
western Coachella Valley is served by a station in the City of Palm Desert. The Community Oriented
Policing Office is located at 51351 Avenida Bermudas in the City of La Quinta.
The Sheriff's patrol deputies presently provide emergency response times of approximately five minutes
throughout the City.13 During an emergency situation, the Sheriff's Department utilizes additional
personnel from its Indio station and, when necessary, its Palm Desert station.
10.2.2 IMPACT ANALYSIS
10.2.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to police protection services
are contained in the environmental checklist form contained in Appendix G of the most recent update of
the CEQA Guidelines. Impacts related to police protection services are considered significant if:
• Implementation of the Project would 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 to provide
adequate police protection services.
12 Personal communication with Lieutenant Ray Gregory, Indio Station of the Riverside County Sheriff's
Department, October 11, 2007.
13 City of La Quinta, Comprehensive General Plan DEIR, July 2001, p. III -172.
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10.2 Police Protection
10.2.2.2 Project Impacts
Would implementation of 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 to provide adequate police protection services?
Construction
During construction and operation of the proposed Project, an increase in the frequency of emergency
and routine calls to the Sheriff's Department could occur. Anticipated crime and safety issues during
Project construction include theft of building materials and construction equipment, malicious mischief,
graffiti, and general vandalism. However, given that the Project Site is located within the PGA West
community, which is fully gated and stationed with security guards at entry points 24 hours a day,
impacts during construction would be less than significant.
Operation
The Project would marginally increase the demand for police protection services within the City of
La Quinta due to the introduction of 292 multi -family residential units on formerly vacant land. Potential
crimes that could occur when the Project is completed would likely include vehicle burglary, motor
vehicle theft, and residential burglary. The Sheriff's Department would also respond to vehicle accidents
at, and in the vicinity of, the site. There may also be increased security calls for trespass and similar
violations associated with the existing golf course areas that border the site. to the north. The entire site is
within a gated community with guards stationed at the entrances 24 hours a day. This is expected to
minimize the potential for criminal activity within the Project Site.
The Sheriff's planning standard for police protection services is to provide one officer per every 1,000
residents. 14 Currently, there are 45 sworn officers serving the residents of the City of La Quinta from the
Indio Station. 15 With a current estimated population of 41,092 residents in the City, 16 the current service
ratio is 1,1 officers per 1,000 residents. The demand for police protection services within the City would
14 Email correspondence with Wallace Nesbit, Principal Planner, Community Development Department, July 5,
2007.
15 Personal communication with Lieutenant Ray Gregory, Indio Station of the Riverside County Sheriff's
Department, October 11, 2007. The Sheriff's Department is contracted with the City of La Quinta to provide 45.7
sworn officers. It should be noted that the Indio Station has 156 sworn officers in total serving the City of
La Quinta in addition to the City of Coachella and unincorporated portions of Riverside County.
16 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
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10.2 Police Protection
marginally increase due to the introduction of structures on formerly vacant land and an associated
population increase of 832 residents. The proposed Project would increase the City's population to 41,924
and decrease the current ratio of officers to residents by approximately 3 percent to 1.07 officers per 1,000
residents. Therefore, the City would remain above the Sheriff Department's planning standard with
project implementation. As such, the increase in population associated with the Project would not result
in a significant impact to police protection services.
The Sheriff's Department reviews project designs at both the comment request and the plan check stages.
Landscaping, lighting, doors and locks are examples of design treatments that can be utilized to reduce
criminal access and improve visibility for Sheriff patrol units. The Sheriff's Department is asked to
review development plans prior to permit issuance. Compliance with the Department's
recommendations for crime prevention through project design would increase project security to an
acceptable level.
10.2.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.17 There are currently
approximately 20,000 dwelling units within the City.18 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,19 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand
for deputies, associated staff, equipment and patrol vehicles than currently provided. As stated in the
City of La Quinta Comprehensive General Plan EIR, although the demand for additional police
protection services would increase substantially, the cumulative impact would be less than significant
provided that the Sheriff's Department review new development plans and proposals, new development
incorporate additional security features, and that the City monitor Sheriff's Department staffing levels to
insure adequate police services.
17 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
18 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
19 Ibid.
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10.2 Police Protection
10.2.4 MITIGATION MEASURES
As no significant impacts to police protection services were identified, no mitigation measures are
required.
10.2.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project -level or cumulative significant impacts related to police protection services are
anticipated.
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10.3 SCHOOLS
10.3.1 EXISTING CONDITIONS
Public education services are provided to the Project Site by the Coachella Valley Unified School District
(CVUSD) located at 87-225 Church Street in the City of Thermal. The 23 schools administered by the
CVUSD are located throughout the cities of La Quinta, Thermal, Indio, Salton City, Coachella, and Mecca.
Many of the District's schools are currently overcrowded. 20
Development Fees
The use of development fees to finance new school construction came about in three ways:
• School Facilities Act of 1977 which allowed cities and counties, at the request of school boards, to
require new development to provide interim school facilities for up to five years;
• 1986 legislation (Government Code Sections 65995 and 65996) which allowed school districts to
charge up to $1.50 per square foot for new residential development projects21 and up to $0.25 per
square foot for new commercial/industrial development projects;22 and
Development Agreements between developers and school districts to provide money, land, or, in
some cases, fully constructed schools in conjunction with new, usually residential, development.
Senate Bill 50 defines three levels of Developer Fees which may be imposed upon new development by
the governing board of a school district depending upon certain conditions within a District. These three
levels include:
• Level 1: General School Facilities: authorized by Government Code 65995 as amended.
• Level 2: Alternate Fees: authorized by Government Code Section 65995.5 (nominally 50 percent of
construction costs)
• Level 3: Alternate Fees: authorized by Government Code 65995.7 (nominally 100 percent of
construction costs when state does not have available funds)
20 Written correspondence from Elsa F. Esqueda, Director of Facilities, Planning and Construction, Coachella
Valley Unified School District, September 14, 2006.
21 "Development projects" have been interpreted as projects which require administrative actions, such as
subdivision approvals, variances, and conditional use permits. Since Sections 65995 and 65996 apply specifically
to "development projects," the Courts have held that Sections 65995 and 65996 are not applicable to land use
decisions which are legislative in nature, such as general plan amendments, specific plans, and zone changes.
The Courts have held that, when acting in a legislative capacity, local governments have the authority to deny a
land use application on the basis of the adequacy of available school facilities or to phase the development of
projects.
22 The legislation provides that both of these fees may be increased over time to account for inflation.
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10.3 Schools
On June 21, 2007, the CVUSD adopted its latest five-year school facilities needs analysis (SFNA) and
developer fees collectively known as Level 2 and Level 3 Fees (or Alternative School Fees) for new
residential construction within CVUSD's jurisdiction.23 Level 2 Fees of $3.48 per square foot of
assessable space apply to the proposed residential project. Level 3 Fees of $6.96 per square foot would
apply in the event that the State Allocation Board no longer provides funding for new school facility
construction. These fees are required to be paid prior to issuance of all building permits for the Project.
Pursuant to Senate Bill 50, payment of such fees is deemed by state law to be full mitigation of significant
impacts related to the need for additional school facilities.
10.3.2 IMPACT ANALYSIS
10.3.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to public schools are 1
contained in the environmental checklist form contained in Appendix G of the most recent update of the d
CEQA Guidelines. Impacts related to schools are considered significant if:
• Implementation of the Project would 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 to provide
adequate school services.
10.3.2.2 Project Impacts
Would implementation of 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 sigiiificant environmental impacts, iii order to maintain acceptable service ratios,
response times or other performance objectives to provide adequate school services?
The CVUSD uses student generation factors to project student enrollments from year to year for the
purpose of planning school expansion and new construction needs to accommodate the growing student
populations within its service area. For multi -family residential uses, the CVUSD utilizes generation
rates of 0.5907 per unit for grades K through 6 students, 0.1350 per unit for grades 7 and 8 students, and
0.1772 for grades 9 through 12 students per residential unit.24 Based on these generation rates, the
proposed 292 residential units would generate approximately 264 students, as shown in Table 10.3-1,
23 Coachella Valley Unified School District, "School Facilities Needs Analysis", May 18, 2007, prepared by Special
District Financing and Administration.
24 City of La Quinta ,Comprehensive General Plan DEIR, July 2001.
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10.3 Schools
Student Generation — Eden Rock. As discussed previously, the capacities of several CVUSD schools are
presently exceeded. The addition of 264 students could further increase the demand on these
overcrowded schools, resulting in a significant impact. However, payment of the applicable school
impact fees, as identified in the mitigation measure below, would reduce this impact to a less than
significant level. Moreover, many of the occupants of the 292 units are likely to be "empty nesters", or
vacation home owners, which will not contribute to impacts on schools.
Table 10.3-1
Student Generation — Eden Rock
Source: Coachella Valley Unified School District, "School Facilities Needs Analysis," May 18, 2007, prepared by Special District
Financing and Administration.
10.3.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.25 There are currently
approximately 20,000 dwelling units within the City.26 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,27 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the number
of new students within the CVUSD and the demand for more school facilities than currently provided.
25 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
26 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
27 Ibid.
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Student Generation Rate
Grade
Total Number of Units
(Students per Unit)
Students Generated
K -b
292
0.5907
173
7-8
292
0.1350
39
9-12
292
0.1772
52
Total
264
Source: Coachella Valley Unified School District, "School Facilities Needs Analysis," May 18, 2007, prepared by Special District
Financing and Administration.
10.3.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.25 There are currently
approximately 20,000 dwelling units within the City.26 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,27 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the number
of new students within the CVUSD and the demand for more school facilities than currently provided.
25 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
26 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
27 Ibid.
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10.3 Schools
As stated in the City of La Quinta Comprehensive General Plan EIR, although the demand for additional
school services would increase substantially, the cumulative impact would be less than significant
provided that all project applicants pay the required school impact fees.
10.3.4 MITIGATION MEASURES
The following measure is required to mitigate the significant impacts associated with project student
generation related to the Project:
10.3-1 The project developer shall pay the school developer fees in effect at the time of development
prior to zone clearance for the individual residences and other proposed strucutres. The fees
obtained in this mitigation measure provide the maximum amount of mitigation that can be
imposed by the City to mitigate significant impacts on school facilities. Under Government Code
Section 65995, the payment of these fees would reduce the direct and cumulative impacts of the
project to less than significant levels.
10.3.5 UNAVOIDABLE SIGNIFICANT IMPACTS
With the implementation of the mitigation measure recommended in this section, no unavoidable Project
level or cumulative significant impacts related to schools are anticipated.
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10.4 PARKS AND RECREATION
10.4.1 EXISTING CONDITIONS
The City of La Quinta is responsible for providing and maintaining all public parks within the City
except for the 710 -acre Lake Cahuilla County Park, which is maintained by the County of Riverside
Parks, Recreation and Community Service Department, and the La Quinta Community Park, which is
maintained by the Coachella Valley Recreation and Parks District.28 Other existing public parks within
the City include the Fritz Burns Park, the Francis Hack Park, Seasons Park, Adams Park, Eisenhower
Park, Desert Pride Park, Monticello Park, Saguaro Park and La Quinta Park. The Avenue 50 Sports
Complex, located across from Truman Elementary and La Quinta Middle School, is also City -maintained
Currently, there are 79.56 acres of parkland in the City of La Quinta.29 Based on this acreage and the
current population of 41,092 residents, the parkland to population ratio is 1.94 acres per 1,000 residents.
The City utilizes a standard of 3.0 acres of parkland per 1,000 residents.30 The 2002 General Plan notes
that there are 10,948 acres of open space within the City when golf courses, open space areas and
watercourses are included in addition to public parkland.31 However, this total is not used to calculate
the City's parkland to population ratio since it includes passive open space and private facilities.
10.4.2 IMPACT ANALYSIS
10.4.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to parks and recreational
services are contained in the environmental checklist form contained in Appendix G of the most recent
update of the CEQA Guidelines. Impacts related to parks and recreational facilities are considered
significant if:
• Implementation of the Project would 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 to provide
adequate parks and recreation services.
28 Riverside County Regional Parks and Open -Space District. History of Lake Cahuilla Park. [Online] 13 July 2007.
< http://www.riversidecountyparks.org/>.
29 Email correspondence with Wallace Nesbit, Principal Planner, Community Development Department, October 9,
2007. The 79.56 -acre figure does not include Lake Cahuilla, which is considered a regional park.
30 City of La Quinta Comprehensive General Plan, March 2002, p. 48.
31 City of La Quinta Comprehensive General Plan, March 2002, "Table 2.2, Statistical Summary of Land Uses."
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10.4 Parks and Recreation
Implementation of the Project would increase the use of existing neighborhood and p
regional arks or
g
other recreational facilities such that substantial physical deterioration of the facility would occur or
be accelerated. f .
• Implementation of the Project would include recreational facilities or require the construction or
expansion of recreational facilities which might have an adverse physical effect on the environment.
10.4.2.2 Project Impacts
Would implementation of 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 to provide adequate parks and recreation services? Would
implementation of the project include recreational facilities or require the construction or expansion of recreational
facilities which might have an adverse physical effect on the environment?
The proposed Project incorporates approximately 12.96 acres of open space including 3.62 acres of active
open space. The Garden House facility, which would serve all residences of the proposed Project,
consists of exercise rooms, a large main pool, children's pool, spa/Jacuzzi and clubhouse. Since
recreational facilities would be provided to residents of the proposed Project, the Project would result in a
reduced need for additional public parks or recreational facilities. Based on a standard of 3.0 acres of
parkland per 1,000 residents, the introduction of 832 residents would increase the demand on existing
park and recreational area by 2.5 acres. Since the proposed Project includes 3.62 acres of active open
space, the Project meets its on-site requirement for parkland. Therefore, the impact related to the need for
additional recreational facilities would be less than significant.
Would implementation of 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?
As discussed above, implementation of the Project would increase the use of existing parks and
recreational facilities. However, the Project would provide residents with on-site recreational facilities.
As such, the occupants of the Project would be less likely to use the City's other existing parks and
recreational facilities. Additionally, the State of California passed legislation (Section 66477 of the
Government Code) which allows a city or county to pass an ordinance to require, as a condition of
approval of a subdivision, the dedication of land or the payment of a fee in lieu of dedication, or a
combination of both, for park or recreational purposes. This legislation, commonly called the "Quimby
Act," establishes a standard of 3.0 acres per 1,000 residents as the amount of land necessary to meet the
requirement for the provision of neighborhood and community parkland. The City of La Quinta utilizes
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10.4 Parks and Recreation
this standard and has adopted park impact fees for new development pursuant to the Quimby Act.32
Since the Project would pay the City's park impact fees for park improvements, and since the Project
includes sufficient on-site facilities for residents, The Project would result in a less than significant impact
on the use of existing facilities.
10.4.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.33 There are currently
approximately 20,000 dwelling units within the City.34 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,35 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the
population and the demand for park land and recreational facilities. As stated in the City of La Quinta
Comprehensive General Plan, although the demand for open space resources would increase
substantially, the cumulative impact would be less than significant with implementation of the Quimby
Act for the dedication of parkland or in -lieu fees.
10.4.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
10.4.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to parks and recreation are
anticipated.
32 City of La Quinta, Development Impact Fee Study, July 5, 2006, p. 4-1.
33 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
34 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
35 Ibid.
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10.5 LIBRARY SERVICES
10.5.1 EXISTING CONDITIONS
The Riverside County Library system provides public library services in the City of La Quinta. The
proposed Project Site is within the City of La Quinta and would be served by the La Quinta Library,
located at 78-275 Calle Tampico. The library contains approximately 10,000 square feet and includes
approximately 35,000 volumes.36 The library collections also consist of videos, audio books, DVDs, and
compact discs. The La Quinta Library includes amenities such as a computer center, free public wireless
internet access, meeting room rentals, the Friends of Library Group, and a bookstore.
The County recommends a standard of 0.5 square foot of library space per capita to maintain adequate
library service. Based on the January 2007 population size of 41,092 residents, the current ratio for the
City of La Quinta is 0.24 square foot of library space per capita, which is below the recommended
standard. However, the library is planning to undergo interior renovations by late 2007, which will add
approximately 10,000 square feet of dedicated library space.37 With this renovation, the ratio would
increase to 0.49 square foot of library space per capita. The City has established development impact fees
for the improvement of library facilities.38
10.5.2 IMPACT ANALYSIS
10.5.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to library services are
contained in the environmental checklist form contained in Appendix G of the most recent update of the
CEQA Guidelines. Impacts related to library services are considered significant if:
Implementation of the project would 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 to provide
adequate library services.
36 E-mail correspondence with Beth Foley, Acting City Librarian, La Quinta Library, June 26, 2007.
37 Ibid.
38 City of La Quinta, Development Impact Fee Study, July 5, 2006, p. 6-1.
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10.5 Library Services
10.5.2.2 Project Impacts
Would implementation of the project result in substantial adverse physical impacts associated with the provision of i
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 to provide adequate library services?
Implementation of the proposed Project would introduce approximately 832 residents as a result of the
development of 292 new residential units. The addition of approximately 832 residents to the current
estimated population of 41,092 residents would cause the current ratio of 0.24 square foot of library space
per resident to decrease by approximately 2 percent. Therefore, the Project would result in a marginal
increase in the demand for library services. However, the planned interior renovation at La Quinta
Library would add approximately 10,000 additional square feet of library space. With this renovation
and including the approximately 832 residents attributable to the Project, the City's ratio of square feet of
i
library space per resident would increase by 100 percent to 0.48, which is very close to the recommended
standard of 0.5 square foot per resident. Therefore, although the City is currently below the
recommended standard of 0.5 square foot of library space per resident, the Project would result in a less
than significant impact to library services. Furthermore, the Project would pay the City's development
impact fees for library improvements.
10.5.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.39 There are currently
approximately 20,000 dwelling units within the City.40 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,41 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand
39 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
40 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
41 Ibid.
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10.5 Library Services
for library services and items, including reading tables and computer stations. As stated in the City of
La Quinta Comprehensive General Plan EIR, although the demand for additional library services would
increase substantially, the cumulative impact would be less than significant provided that the City and
rrRiverside County continue to monitor usage at La Quinta Library and determine appropriate mitigation
I.� fees to provide adequate library services.
10.5.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
10.5.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to library services are anticipated.
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11.0 TRANSPORTATION, TRAFFIC,
PARKING, AND CIRCULATION
11.1 INTRODUCTION
This section presents an overview of the existing traffic, parking and circulation system in the City of La Quinta.
The section also discusses the potential impacts to traffic, parking and circulation as a result of the implementation
of the proposed Eden Rock at PGA West Project (proposed Project or Project). Where significant impacts are
identified, mitigation measures are recommended to reduce such impacts to less than significant levels or to the
maximum extent feasible. The section summarizes the findings of the traffic impact study prepared for the proposed
Project by RK Engineering Group, Inc., dated November 2007. A complete copy of the traffic impact report has
been included in Appendix 11.0 of the ETR.
11.2 ENVIRONMENTAL SETTING
A description of the highway, street system, transit facilities, bicycle/pedestrian network, and golf cart
transportation in the Project area is provided below. Operating conditions of intersections and street
segments in the vicinity of the project are also described below.
11.2.1 Methodology for Analysis of Intersection Operations
Existing (2007) traffic conditions at the following four intersections were evaluated during the weekday
AM and PM peak hours:
• Washington Street and Avenue 50;
• Jefferson Street and Avenue 50;
• Jefferson Street and Avenue 54; and
• Madison Street and Avenue 54.
These intersections are the intersections most likely to be impacted by Project traffic based on the
proposed Project's location and access relative to the surrounding street system. The location of each
intersection and roadway segment in relation to the proposed Project is indicated in Figure 11.0-1, Study
Area Intersections, and existing lane geometry and traffic controls are shown in Figure 11.0-2, Existing
Lane Geometry and Traffic Controls.
Study area intersections were analyzed using the Highway Capacity Manual (HCM 2000) published by
the Transportation Research Board and in accordance with Caltrans standards. The HCM defines level of
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11.0 Transportation, Traffic, Parking, and Circulation
service (LOS) as a quantitative measure which describes operational conditions within the traffic stream,
generally in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions,
comfort and convenience, and safety. The criteria used to evaluate LOS conditions vary based on the
type of roadway and whether the traffic flow is considered interrupted or uninterrupted.
The definitions for LOS for uninterrupted flow, flow unrestrained by existence of traffic control devices,
are described in Table 11.0-1, Level of Service (LOS) Definitions for Uninterrupted Traffic Flow.
Table 11.0-1
Level of Service (LOS) Definitions for Uninterrupted Traffic Flow
LOS
Description
A
Free flow. Individual users are virtually unaffected by the presence of
others in the traffic stream.
$
Stable flow, but the presence of other users in the traffic stream begins to be
noticeable. Freedom to select desired speeds is relatively unaffected, but
there is a slight decline in the freedom to maneuver.
C
Stable flow, but marks the beginning of the range of flow in which the
operation of individual users becomes significantly affected by interactions
with others in the traffic stream.
D
High density but stable flow. Speed and freedom to maneuver are severely
restricted, and the driver experiences generally poor level of comfort and
convenience.
E
Operating conditions at or near capacity level. All speeds are reduced to a
low, but relatively uniform value. Small increases in flow will cause
breakdown in traffic movement.
F
Forced or breakdown flow. This condition exists whenever the amount of
traffic approaching a point exceeds the amount that can transverse the
point. Queues from behind such locations.
Source: RK Engineering Group, Inc..
Uninterrupted flow is generally found only on limited access (freeway) facilities in urban areas.
The definitions of the LOS for interrupted traffic flow (flow restrained by the existence of traffic signals
and other traffic control devices) differ slightly depending on the type of traffic control. The LOS is
typically dependent on the quality of traffic flow at the intersections along the roadway. The HCM
methodology expresses the level of service at an intersection in terms of delay time for the various
intersection approaches. The HCM uses different procedures depending on the type of intersection
control. The levels of service for the study intersections were determined using the HCM methodology.
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Ln
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-1
Study Area Intersections
U =Undivided
Free Right Turn
1__ = Defacto Risk Turn
-- — = Unpaved Road
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.02
Existing Lane Geometry and Traffic Controls
11.0 Transportation, Traffic, Parking, and Circulation
For signalized and unsignalized intersections, average control delay per vehicle was used to determine
LOS. The levels of service are defined for the various analysis methodologies in Table 11.0-2, Level of
r Service (LOS) Definitions for Signalized and Unsignalized Intersections.
Table 11.0-2
Level of Service (LOS) Definitions for Signalized and Unsignalized Intersections
Average Total Control Delay Per
Vehicle (Seconds)
Level of Service Sienalized I Unsienalized
A
0.0-10.0
0.0-10.0
B
10.01-20.0
10.01-15.0
C
20.01-35.0
15.01-25.0
D
35.01-55.0
25.01-35.0
E
55.01-80.0
35.01-50.0
F
> 80.1
> 50.01
Source: RK Engineering Group, Inc.
The LOS analysis for signalized intersection was performed using the optimized signal timing.
Adjustment factors for elements such as lane width, trucks, grade, obstructions, parking or pedestrians
are stated in the 2000 HCM. By applying the analysis procedures described above to the study
intersection delay values and the corresponding LOS for existing (2007) traffic conditions were calculated.
11.2.2 Existing Conditions
Streets
Each major roadway within the City has been assigned a specific design classification based upon
existing and projected traffic demands generated by buildout of the General Plan. For the intersections
within the study area the following classifications apply: a Major Arterial is a six -lane, dived roadway
with a bicycle lane; and a Primary Arterial is a four -lane, dived roadway with a bicycle lane. No bike
paths, trails, landscaped setbacks and similar improvements are designated by the City for private streets.
However, Program 2.10 of the City's General Plan, Traffic and Circulation Element states that within
subdivisions, private streets may be designed to a width of 28 feet with restricted parking, subject to City
Engineer and Fire Department approval.
Existing roadways in the vicinity of the Project site include the following: PGA Boulevard which is a
four -lane roadway and is an unclassified private street; Washington Street, which is classified as a Major
Arterial; Jefferson Street which is classified as a Major Arterial; Madison Street which is classified as a
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11.0 Transportation, Traffic, Parking, and Circulation
Primary Arterial; Avenue 50 which is classified as a Primary Arterial; Avenue 52 which is classified as a
Primary Arterial; and Avenue 54 which, west of Jefferson Street, is a local street and is classified as a
Primary Arterial east of Jefferson Street.
Public Transportation and Bicycle/Pedestrian Network
Sunline Transit Agency provides public transit service in La Quinta and throughout the Coachella Valley.
Mass transit service is provided to the planning area along two bus routes, including Lines 70 and 111.
Line 70 extends from Country Club Drive on the north to the Cove neighborhood to the south and would
be the closest route to serve the Project site.1 This line operates seven days a week with approximate
60 -minute headway.
As indicated in the General Plan Traffic and Circulation Element, the provision of sidewalks, bike lanes
and multipurpose trails is especially important along major roadways in the community. While
sidewalks have been constructed in various parts of the City, their design and construction has been
disjointed and unconnected.. In future development, pedestrian and other non -motorized transportation
safety and accommodation should be given emphasis equal to that currently given to automobile access.2
As indicated in Exhibit 3.10, Multipurpose Trails, of the General Plan, Class II Bicycle Trails,
Multipurpose Trails and Pedestrian/Hiking Trails are located along Jefferson Street and Avenue 54
adjacent to the Project site.
Golf Cart Transportation
As with on -street bike paths, cart path safety is of the utmost importance within the City. A two-phase
golf cart route implementation plan has been developed for the City of La Quinta General Plan. The
initial phase is meant to benefit existing developments and should be fully implemented in early 2008.
Phase II provides a long term and more comprehensive route plan.3
Existing Traffic Volumes
RK Engineering Group, Inc., collected weekday traffic data in May 2007. The City of La Quinta
i'
experiences a seasonal traffic fluctuation, with higher volumes in the winter and spring months from
November through April. Since traffic counts to define existing conditions were conducted in May,
outside of the peak season, a conservative 20 percent seasonal increase has been applied to the May 2007
1 City of La Quinta Comprehensive General Plan Draft EIR, July 2001, p. IIf-36.
2 City of La Quinta Comprehensive General Plan, Traffic and Circulation Element, adopted March 20, 2002, p. 33.
3 Ibid.
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11.0 Transportation, Traffic, Parking, and Circulation
counts, as recommended by the City of La Quinta Engineering Bulletin No. 06-13. Existing peak -hour
and daily traffic volumes (ADT) at the four existing study intersections are illustrated in Figures 11.0-3,
Existing Peak Hours and Daily Traffic Volumes.
The definition of an intersection deficiency is defined in the City of La Quinta Engineering Bulletin #06-13
which states, "In the City of La Quinta, LOS D and a maximum volume to capacity ratio of 0.90 is the
acceptable build out service level. The maximum volume to capacity ratio applies to peak hours at
intersections as well as daily vehicle velocity (V/C) analyses of roadway segments." Therefore, any
intersection that has a volume to capacity ratio of greater than 0.90 or is operating at LOS E or F is
considered deficient. As indicated in Table 11.0-3, Level of Service (LOS) Existing (2007) Traffic
Conditions, all study area intersections are currently operating at an acceptable LOS during the existing
peak hour condition with the exception of the intersection of Jefferson Street at Avenue 54, which is
currently operating at LOS F during the PM peak hour.
The study area intersections of Jefferson Street at Avenue 54 and Madison Street at Avenue 54 currently
warrant the installation of traffic signals based on the peak hour signal warrant analysis for existing
conditions. The traffic signal warrant worksheets are contained in Appendix F of the traffic impact study,
which is contained in Appendix 11.0 of this EIR.
Table 11.0-3
Level of Service (LOS) Existing (2007) Traffic Conditions
Intersection
Traffic
Control'
Delay
(Seconds)2
AM I PM
LOS
AM PM
Washington Street and Avenue 50
TS
34.2 23.5
C
C
Jefferson Street and Avenue 50
TS
25.4 38.0
C
D
Jefferson Street and Avenue 54
AWS
17.8 3
C
F
Madison Street and Avenue 54
AWS
14.5 19.9
B
C
Source: RK Engineering Group, Inc.
I TS—Traffic Signal; AWS=All Way Stop;
z Analysis Software Traffix, Version 7.8. Per the 2000 Highway Capacity Manual, overall average intersection delay and level of
service are shown for intersections with traffic signal or all -way -stop control. For 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.
3 Delay high and/or VIC Ratio >0.90. Intersection unstable. Level of Service F.
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11.0 Transportation, Traffic, Parking, and Circulation
The City of La Quinta Public Works Department indicated that all roadway segments within the study
area are currently operating at an acceptable LOS of LOS D or better.4
11.2.3 Regulatory Setting
City of La Quinta General Plan
There are a number of goals and policies set forth by the City of La Quinta in the General Plan Traffic and
Circulation Element. A description of applicable goals, policies and programs is provided in Section 8.0,
Land Use and Planning, of this EIR.
Congestion Management Plan
The state legislature, following the passage of Proposition 111 in 1990, enacted the Congestion
Management Plan (CMP). The purpose of the CMP is to address the impact of local growth on the
regional transportation system. The Riverside County Transportation Commission (RCTC), the local
CMP agency, has designated a highway network that includes all state highways and principal arterials
within the County, along with traffic monitoring locations. Local jurisdictions are required to monitor
the Level of Service standards at the designated locations within this network. If LOS standards
deteriorate, then local jurisdictions must prepare a deficiency plan to be in conformance with the
Countywide plan.
New projects within the City of La Quinta are required to comply with the CMP for Riverside County.
RCTC no longer requires Traffic Impact Assessments (TIAs) for development proposals. However, local
agencies are required to maintain minimum level of service (LOS) thresholds included in their respective
general plans and prepare TIAs on proposed development projects through their local review processes.
RCTC requires local agencies whose developments impact the CMP system, by causing the LOS on a
non-exempt segment to fall to "F," to prepare deficiency plans for these roadway segments. These plans
outline specific mitigation measures and a schedule for mitigating the deficiency.
4 Jonasson, Timothy, City of La Quinta Public Works Director/City Engineer, Eden Rock Roadway Segment
Analysis Memorandum, November 6, 2007, Appendix 11.0.
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SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-3
Existing Peak Hours and Daily Traffic Volumes
11.0 Transportation, Traffic, Parking, and Circulation
11.3 IMPACT ANALYSIS
11.3.1 Significance Thresholds
The following thresholds for determining the significance of impacts related to transportation, traffic,
parking and circulation, are contained in the environmental checklist form contained in Appendix G of
the most recent update of the California Environmental Quality Act (CEQA) Guidelines and the City of
La Quinta Engineering Bulletin No. 06-13. Impacts related to transportation, traffic, parking and
circulation are considered significant if implementation of the Project would:
+ Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume
to capacity ratio on roads, or congestion at intersections);
+ Exceed, either individually or cumulatively, a level of service standard established by the County
congestion management agency for designated roads or highways;
• Result in a change in air traffic patterns, including either an increase in traffic levels or a change in
location that results in substantial safety risks;
• Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment);
Result in inadequate emergency access;
+ Result in inadequate parking capacity; or
+ Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus
turnouts, bicycle racks).
An impact is generally5 considered significant for impacted intersections within the City of La Quinta, if
implementation of the Project would:
Project Level
+ Cause an increase in the V/C ratio or add Peak Hour Trips (PHT) toimpacted intersections that
exceed the thresholds for changes in Level of Service (LOS) established in Table 11.0-4:
5 In situations where the intersection operates at LOS D with both project trips and the cumulative trips, the City
deems the intersection to be operating adequately and no significant impact would occur even if the numeric
increase in V/C equals or exceeds the percentages shown in Table 11.0-4.
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11.0 Transportation, Traffic, Parking, and Circulation
Table 11.0-4
Thresholds for Changes in LOS at Intersections
Sign
ficant Changes in LOS
Level of Service (Existin)
Increase in V/C Equal to or Greater Than
A
0.25
B
0.20
C
0.15
Increase in Trips Equal to or Greater Than*
D
25 trips
E
10 trips
F
5 trips
Source: RK Engineering Group, Irlc.
* Increase in trips to critical movements.
Cumulative Level
• Add 10 or more peak hour trips to the critical movements at a critical intersection and is projected to r
cause a LOS change greater than the thresholds defined in Table 11.0-4 by the year 2020.
An impact is considered significant for roadway segments within the City of La Quinta, if the proposed
Project would:
Project Level
• Add 100 or more ADT or 1 percent or more of the total projected ADT to a road segment that is
currently operating at an acceptable LOS, but would cause the LOS to fall to an unacceptable level; or
• Add 100 or more ADT or 1 percent or more of the total projected ADT, whichever is greater, to a
roadway that is currently operating at less than acceptable LOS.
Cumulative Level
• Add 100 or more ADT or 1 percent or more of the total projected ADT to a roadway segment that is
projected to fall to a less -than -acceptable LOS by the year 2020.
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11.0 Transportation, Traffic, Parking, and Circulation
11.3.2 Project Impacts
Project Traffic
Project Trip Generation
The trip generation rate for the proposed Project is based upon data collected by the Institute of
Transportation Engineers (ITE). Daily and peak hour trip generation rates for the proposed Project use
are shown in Table 11.0-5.
Table 11.0-5
Proposed Project Trip Generation Rates
Trip Rates
AM Peak Hour PM Peak Hour
Land Use Units' Daily In Out In Out
Proposed Project
Condominium/Townhouse' du 5.86 0.07 0.37 0.35 0.17
Source: RK Engineering Group, Inc.
' CondominiunilTozonhouse trip generation zoos taken from ITE Trip Generation- 7th Edition (2003). Land Use Code 230.
' du—dwelling unit
Table 11.0-6, Project Trip Generation, shows the estimated daily and peak -hour Project trip generations
for weekdays. Development of the proposed Project is expected to generate approximately 1,711
weekday daily trips, including 128 trips during the AM peak hour and 152 trips during the PM peak
hour.
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Table 11.0-6
Proposed Project Trip Generation
Peak Hour
AM
PM
Land Use
Unit
Daily5
In
Out
Total In
Out
Total
Condominium/Townhouse
292 du
1,711
20
108
128 102
50
152
Total Proposed Development
1,711
20
108
128 102
50
152
Source: RK Engineering Group, Inc.
Notes: du=dwelling unit
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11.0 Transportation, Traffic, Parking, and Circulation
Project Trip Distribution
Trip distribution represents the directional orientation of traffic to and from the Project site. Trip y
distribution is heavily influenced by the geographical location of the site, the location of employment,
commercial, and recreational opportunities, and the proximity to the regional freeway system. The
directional orientation of traffic was determined by evaluating existing and proposed land uses and
highways within the community, and existing traffic volumes. The trip distribution utilized in the traffic
study was determined through consultation with the City of La Quinta Public Works Department and the
City Traffic Engineer.
The proposed Project has two access points. The trip distribution for this analysis has been based upon
Project buildout conditions and the highway facilities that are in place or will be contemplated over the
near-term. The trip distribution patterns for the Project are shown in Figure 11.0-4, Project Trip
Distribution.
Project Trip Assignment
The assignment of traffic from the site to the adjoining roadway system is based on project trip
generation, trip distribution and existing arterial highway and local street systems.
Based on the Project trip generation and distribution pattern, Project traffic volumes are shown in Figure
11.0-5, Project Traffic Volumes - Peak Hours and Daily. Project trips have been assigned by multiplying
the Project trip generation per scenario by the Project percent per directional movement. These volumes
were then assigned to the individual roadway segment and intersections.
Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street
system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections); or
Cause an increase in the VIC ratio or add Peak Hour Trips (PHT) to impacted intersections that exceed the
thresholds for changes in Level of Service (LOS) established in Table 11.04?
�1
Existing Plus Project Conditions
Traffic volumes for the existing plus Project condition include existing traffic volumes discussed above,
which include a 20 percent seasonal adjustment per the City of La Quinta Traffic Bulletin #06-13, in
addition to traffic generated from the proposed Project. Figure 11.0-6, Existing With Project Traffic
Volumes - Peak Hours and Daily shows traffic volumes for the existing plus Project traffic condition.
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1.
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-4
Project Trip Distribution
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-5
Project Traffic Volumes - Peak Hours and Daily
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0_6
Existing With Project Traffic Volumes - Peak Hours and Daily
11.0 Transportation, Traffic, Parking, and Circulation
Existing (2007) with Project traffic conditions at the following six intersections were evaluated during the
weekday AM and PM peak hours: Washington Street and Avenue 50; Jefferson Street and Avenue 50;
Jefferson Street and Avenue 54; PGA Boulevard and Westerly Project Access; Southerly Project Access
and PGA Boulevard; and Madison Street and Avenue 54.6 As presented in Table 11.0-7, Level of Service
(LOS) — Existing (2007) Without and With Project Traffic Conditions, all study area intersections are
projected to operate at an acceptable Level of Service during existing plus Project peak hour conditions
with the exception of the intersection of Jefferson Street at Avenue 54, which is projected to operate at an
LOS F during the PM peak hour. The addition of Project traffic at the intersection of Jefferson Street at
Avenue 54 would cause an increase in V/C ratio greater than 0.15 for an intersection operating at LOS C.
Therefore, the impact of the proposed Project at Jefferson Street at Avenue 54 is significant based on the
City's Engineering Bulletin.
Table 11.0-7
Level of Service (LOS) —
Existing (2007) Without and With ProjectTraffic Conditions
Intersection
Without Project
With Project
Significant
Impact
Delay
(Seconds)'
LOS
Delay
(Seconds)'
LOS
AM
PM
AM
PM
AM
PM
AM
PM
AM
PM
Washington Street and Avenue 50
34.2
23.5
C
C
35.2
23.9
D
C
N
N
Jefferson Street and Avenue 50
25.4
38.0
C
D
25.5
38.8
C
D
N
Ya
Jefferson Street and Avenue 54
17.8
--
C
F
20.0
--2
C
F
N
Y5
PGA Boulevard and Western
Project Accessi
--
--
--
9.3
9.2
A
A
I N
N
PGA Boulevard and Southern
Project Access'
-
--
--
--
2.92.0
A
A
N
N
Madison Street and Avenue 54
14.5
19.9
B
C
14.5
L20.0
B
C
N
N
Source: RK Engineering Group, Inc
' Analysis Software Traffix, Version 7.8. Per the 2000 Highway Capacity Manual, overall average intersection delay and level of service are
shown for intersections with traffic signal or all -way -stay control. For 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.
2 Delay high and/or VIC Ratio >0.90. Intersection unstable. Level of Service F.
3 These intersections would be constructed as part of the Project and, therefore, are not part of the existing zvithout Project condition.
4 The addition of Project traffic would add 25 or more trips to the intersection currently operating at LOS D, zohich exceeds thenumeric
threshold listed in Table 11.0-4. Hozoever, because the intersection would operate at an acceptable LOS for the existing (2007) zvith Project
traffic condition, this is not considered an impact requiring mitigation.
5 The addition of Project traffic zvould cause an increase in the VIC greater than 0.15 for an intersection operating at LOS C. Therefore, impacts
to the intersection zvould be significant.
6 The intersections of PGA Boulevard at Westerly Project Access and Southerly Project Access at PGA Boulevard
would be constructed as part of the project and, therefore, occur only in the with Project traffic conditions.
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11.0 Transportation, Traffic, Parking, and Circulation
Development of the proposed Project would also result in a significant impact, as defined by the
Engineering Bulletin, to the intersection of Jefferson Street at Avenue 50 because the Project would add 25
or more trips to an intersection currently operating at LOS D. However, because the intersection would
operate at an acceptable level for the existing (2007) with Project traffic condition, this impact would not l
require mitigation at the project level.
Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street
system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections); or t
Add 100 or more ADT or 1 percent or more of the total projected ADT to a road segment that is currently operating
at an acceptable LOS, but would cause the LOS to fall to an unacceptable level; or
Add 100 or more ADT or 1 percent or more of the total projected ADT, whichever is greater, to a roadway that is
currently operating at less -than -acceptable LOS?
The acceptable LOS for roadway segments in the City of La Quinta is LOS D, based on the City's General p
Plan Traffic Impact Analysis and the associated EIR for the General Plan. The City Traffic Engineer has
determined that the roadway segments that could potentially be impacted by the proposed Project are
not the critical elements of the roadway system. The study intersections are the critical elements of the
roadway system. The proposed Project is anticipated to add more than 100 daily trips to surrounding
roadways, exceeding the significance thresholds of the City's Engineering Bulletin. However, the City
Traffic Engineer has determined that all of the roadway segments that could potentially be impacted by
the proposed Project are currently operating at an acceptable LOS. As stated above, the City Traffic
Engineer has determined that potentially affected segments are not the critical elements of the roadway
system; therefore, segment analysis was not required.
The Traffic Impact Analysis for the General Plan and the associated analysis in the General Plan EIR
determined that all roadway segments potentially impacted by the proposed Project (those roadway A
r
segments connecting the studied intersections) would operate at an acceptable LOS in the Post (2020)
General Plan traffic condition.? The traffic analysis contained in the General Plan, Draft Environmental
Impact Report was based on the development of a hotel, resort land use on the project site as designated
by the General Plan. The Traffic Impact Analysis for the General Plan utilized a daily trip rate of 250 trips
per acre for tourist resort/hotel land uses. The current Specific Plan, in place at the time the General Plan
and Traffic Impact Analysis for the General Plan were prepared, identified as a hotel/resort land use on
the project site would generate approximately 10,488 average daily trips compared to the 1,711 average
7 City of La Quinta Comprehensive General Plan, Draft Environmental Impact Report, July 2001, Exhibit III -7.
Impact Sciences, Jnc. 11.0-18 Eden Rock at PGA West Subsequent EIR
223.12
November 2007
11.0 Transportation, Traffic, Parking, and Circulation
daily trips expected to be generated by the proposed Project. The currently proposed Project, therefore,
would generate 8,777 fewer average daily trips than anticipated in the General Plan Traffic Impact
Analysis. As a result, the City Traffic Engineer determined that the proposed Project would reduce
roadway segment loads and that segment analysis for the proposed Project was not required. Given that
all roadway segments potentially impacted by the proposed Project (those roadway segments connecting
the studied intersections) would operate at an acceptable LOS in the Post (2020) General Plan traffic
condition,8 the proposed Project would have a less than significant impact to roadway segments.
Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that
results in substantial safety risks?
The nearest airport to the proposed Project is the Jacqueline Cochran Regional Airport, located
approximately 6 miles southeast of the Project site. Given the distance of the nearest airport, the
proposed Project would not result in a change in air traffic patterns, including either an increase in traffic
levels or a change in location that results in substantial safety risks. Therefore, impacts are less than
significant.
Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment); or
The Project Site would be accessible from PGA Boulevard through a 24-hour manned gated entry located
on the west side of the Project Site and also from a secondary emergency gated access point, which would
be egress only, located in the southeast corner of the Project Site at the intersection of PGA Boulevard and
Spanish Bay. The remainder of the Project Site perimeter, including the northern and southern edges,
would be bordered by a wall and would not provide access to the Project Site.
The Entry Gate House will be a 500 -square -foot structure, located in a center island at the entry of the
proposed Project on the west side of the site, with a porte cochere treatment over one 14 -foot entry lane,
and one uncovered entry lane of 20 feet in width.
The on-site Circulation Plan includes a loop roadway, proposed A and B Streets, that generally follows
the perimeter of the site. This looped road would provide access to all of the residential units throughout
the Project site. This roadway is proposed as a 32 -foot -paved two-lane residential, private street. The
local internal streets connecting to the looped roadway would provide direct connections to residential
units and the Garden House located in the center of the Project site. The main entry road, specifically
designated to provide access to the Project through the main gate, would provide a 51 -foot right-of-way
8 Ibid.
Impact sciences, Inc. 11.0-19 Eden Rock at PGA West Subsequent EIR
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11.0 Transportation, Traffic, Parking, and Circulation
two-lane divided private street. The remaining internal roadways are proposed as private, residential
streets and would have a minimum 29 -foot, paved right-of-way, with the loop roadways at a 33 -foot
right-of-way to allow single -loaded on -street parking.
All roadways would be designed to City of La Quinta standards and would meet minimum City
requirements for fire truck and ambulance access. However, there are no notations on the current site
plan related to traffic control devices at the western and southern access points provided by the Project.
The Project would be required to adhere to standard engineering practices and requirements, and would
be subject to planning and design review by the City to avoid traffic hazards created by design features
and land use incompatibilities, or inadequate emergency access. Therefore, impacts to on-site circulation
would not be significant, with standard requirements for internal Project traffic control devices.
Result in inadequate emergency access?
As indicated above, all roadways would be designed to City of La Quinta standards and would meet
minimum City requirements for fire truck and ambulance access. Secondary emergency access would be
provided to the satisfaction of the City Fire Marshal. As a result, the proposed Project would not result in
inadequate emergency access. Therefore, impacts would be less than significant.
Result in inadequate parking capacity?
The Project proposes 292 residential units and a recreation area consisting of 7,122 square feet of building
area and a 600 -square -foot pool.9 Each unit will have at a minimum a two -car garage; and the Courtyard
and Manor units would each have a garaged golf cart space.
Section 9.150.060 of the La Quinta Municipal Code specifies the following parking requirements for the
proposed land uses:
• Courtyard units — 2 spaces per unit in a garage for single-family detached, single-family attached and
duplexes. Guest parking is not required if on -street parking is available;
• Manor and Village units — 2 spaces per unit with two bedrooms or 3 spaces per unit with three
bedrooms and a garage plus 0.5 guest spaces per unit for condominiums; and
• Garden House — 1 space per 150 -square -feet ground floor area (GFA) (for purposes of this use,
swimming pool area shall be counted as floor area) for health clubs and spas.
The City Code requires that the Project provide 870 spaces, as shown in Table 11.0-8, Municipal Code
Parking Requirements. It should be noted that the proposed Garden House would be a private facility
9 GMA, Eden Rock at PGA West, Site Preliminary Landscape Plan, received April 16, 2007, p. 6.
Impact sciences, Inc. 11.0-20 Eden Rock at PGA West subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
used only by residents of the proposed Project. As a result, anticipated parking demand for the Garden
House would be lower than the parking required by the Municipal Code for health clubs and spas.
Therefore, the use of health club/spa parking requirement for the Garden House represents a
conservative estimate.
Table 11.0-8
Municipal Code Parking Requirements
Land Use
Size
Code Requirement
Required
Spaces
(unit/other)
Residential
-SFA/Duplex (Courtyard) 83 units 2 covered spaces/unit 166
Condominium (3 BR) 129 units 3 covered/0.5 guest spaces/unit 387/65
Condominium (2 BR) 80 units 2 covered/0.5 guest spaces/unit 160/40
Residential Sub -Total 292 units 1 713/105
Garden House
Health Club/Spa'
7.72 KSF2
1 space/1 0 s uare feet
52
Project Total
1 713/157
Source: Lnpact Scieuces, Inc.; City of La Quinta Municipal Code Section 9.150.060.
Notes: KSF = thousand square feet.
' The Health Club Spa parking requirement was used for the Garden House. The Garden House is proposed as a
private facility.
2 The square footage includes the szuimunbig pool area.
The applicant prepared a parking analysis based on review of other Coachella Valley municipalities
parking requirements and has proposed a less restrictive parking plan as part of the Specific Plan
amendment for the Project site. The study indicated that, using an average of the requirements of other
municipalities (inclusive of La Quinta standards), the Project would require 633 spaces for residents and
guests. 10 The proposed Project would provide a total of approximately 871 parking spaces, as shown in
Table 11.0-9, Project Parking Provided, below, which is slightly above the 870 total spaces required by
the municipal code. Given that the Project's parking supply is consistent with the municipal code
requirements, and well above the parking analysis findings, Project's parking supply is sufficient and
would not result in inadequate parking for the project as a whole. Therefore, parking impacts associated
with the proposed Project are less than significant.
10 RK Engineering Group, Inc., Eden Rock Subdivision (TT 33226) La Quinta Parking Review, January 24, 2007.
Impact Sciences, Inc. 11.0-21 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
Table 11.0-9
Project Parking Provided
i
Land Use
Size
Parking Provided
Unit/Other
S aces
Residential
SFA/Duplex (Courtyard) 83 units 2 covered; 1.25guest/unit 166/104
Condominium (Manor) 81 units 2 covered; 1.38guest/unit 162/112
Condominium (Village) 128 units 2 covered; 0.4 hest/unit 256/51
Residential Sub -Total 292 units 584/267
Garden House
Clubhouse use — no retail/spa
7.72 KSF1
1 space/386 square feet
202
Pro 'ect Total
584/287
Notes: KSF = thousand square feet.
The applicant's proposal includes mu -street and available driveway parking areas as guest spaces.
The Garden House is proposed as a private facility. The square footage includes the szoionning pool area.
2 RKEngiueering Group, Inc„ Edeiz Rock Garden House Parking Requirements, August 14, 2007.
Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle
racks)?
The proposed Project would provide also provide 164 golf cart spaces as part of Courtyard and Manor
homes. Golf carts would utilize the proposed private street right-of-way for travel within the Project site.
The City's General Plan indicates that expanding golf cart usage can provide an enjoyable, convenient,
economical and safe alternative to automobile use.11 As indicated above, on-site circulation consists of
private streets, which would be maintained by the Homeowner's Association (HOA) and not designated
roadways on the City's General Plan. As a result, no bike paths, trails, landscaped setbacks and similar
improvements are designated by the City for the private streets. As indicated above, Line 70 extends
from Country Club Drive on the north to the Cove neighborhood to the south and would be the closest
route to serve the Project site. The proposed Project would not conflict this bus route. Given that the
Project would provide golf cart parking, allow access to PGA West in general, and not conflict with
existing bus routes, the Project would not conflict with adopted policies, plans, or programs supporting
alternative transportation. Therefore, impacts are less than significant.
11.4 MITIGATION MEASURES
As indicated in Table 11.0-7 above, the intersection of Jefferson Street at Avenue 50 would operate at
LOS D during the PM peak hour for the existing condition without and with Project trips. Based on the
11 City of La Quinta Comprehensive General Plan, Traffic and Circulation Element, adopted March 20, 2002, p. 33.
Impact sciences; lnc. 11.0-22 Eden Rock at PGA West Subsequent E1R
22312 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
Engineer Bulletin, development of the proposed Project would result in a significant impact to the
intersection because the Project would add 25 or more trips to the intersection, which is currently
operating at LOS D. Given that the intersection of Jefferson Street at Avenue 50 would operate at an
acceptable LOS D in the existing plus Project condition, roadway improvements would not be required at
this intersection to handle critical movements impacted in the existing plus Project condition.
The proposed Project shall participate in the City approved Development Impact Fee (DIF) program and
contribute its fair -share toward installation of the proposed traffic signals, as indicated in Table 11.0-10,
Project's Fair -Share Traffic Signal Contribution — Project Percentage of Post 2020 Traffic Growth,
below. The City has indicated that the proposed traffic signals are required at Project buildout.
Therefore, the Project applicant shall install the proposed traffic signals prior to Project occupancy. Once
City funds are available, the Project applicant shall be reimbursed for the additional cost over the
Project's fair share contribution, from the DIF. 12
11.0-1 Jefferson Street at Avenue 54: Installation of a traffic signal (Improvement included in City of
La Quinta DIF Program).
11.0-2 Madison Street at Avenue 54: Installation of a traffic signal (Improvement included in City of
La Quinta DIF Program).
The fair -share analysis shown in Table 11.0-10 is based upon a comparison of the project generated traffic
to the Post 2020 General Plan With Project traffic. The project fair -share calculation is based upon
standard practice in the County of Riverside. The proposed project's fair -share contribution is calculated
as follows:
Growth in Traffic Volume = (Post 2020 General With Project Traffic - Existing Traffic);
Fair -share percentage (%) = Project Traffic Volume - Growth In Traffic Volume.
12 Communication with Nicole, Criste, Planning Consultant, City of La Quinta Planning Department, November 8,
2007.
Impact Sciences, Inc. 11.0-23 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
Table 11.0-10
Project's Fair -Share Traffic Signal Contribution
Project Percentage of Post 2020 Traffic Growth
Source: RK Engineering Group, Inc.
With the implementation of these mitigation measures, Project -level impacts on traffic, specifically at
intersections Jefferson Street at Avenue 54 and Madison Street and Avenue 54, would be reduced to less
than significant levels.
11.5 CUMULATIVE IMPACTS
Post 2020 General Plan Conditions
Post 2020 General Plan Without Project Condition
Post General Plan without Project (2020) traffic condition (cumulative without Project traffic condition) at
the following six intersections were evaluated during the weekday AM and PM peak hours:13
Washington Street and Avenue 50; Jefferson Street and Avenue 50; Jefferson Street and Avenue 54; PGA
Boulevard and Westerly Project Access; Southerly Project Access and PGA Boulevard; and Madison
Street and Avenue 54. To assess cumulative without Project traffic condition, traffic volumes were
obtained from the City of La Quinta General Plan Update Traffic Study for all of the study intersections
except Jefferson Street at Avenue 54 and Madison Street at Avenue 54for which Post 2020 traffic volumes
were unavailable. Projected traffic volumes for the two remaining intersections were extrapolated based
upon projected traffic volumes at nearby intersections as well as the known average daily traffic ADT
volumes for adjacent roadway segments. Cumulative without Project traffic volumes are shown in
Figure 11.0-7, Post 2020 General Plan Without Project Traffic Volumes - Peak Hours and Daily.
13 The intersections of PGA Boulevard at Westerly Project Access and Southerly Project Access at PGA Boulevard
would be constructed as part of the project and, therefore, occur only in the with Project traffic conditions.
Impact Sciences, Inc. 11.0-24 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
r
r
Project % of
Post 2020
Post 2020
General Plan
Cumulative
Project
General Plan
Existing
With Project
Traffic
Traffic
Traffic
Traffic
Traffic
Growth
Growth
Growth
Intersection
AM
PM
AM
PM
AM
PM
AM
PM
AM
PM
Jefferson Street and Avenue 54
1,350
1,826
1,807
2,248
457
386
128
152
28.0
39.4
Madison Street and Avenue 54
1,102
1,459
2,613
1 3,835 1
1,511
2,376
2
1 3
1 0.1
0.1
Source: RK Engineering Group, Inc.
With the implementation of these mitigation measures, Project -level impacts on traffic, specifically at
intersections Jefferson Street at Avenue 54 and Madison Street and Avenue 54, would be reduced to less
than significant levels.
11.5 CUMULATIVE IMPACTS
Post 2020 General Plan Conditions
Post 2020 General Plan Without Project Condition
Post General Plan without Project (2020) traffic condition (cumulative without Project traffic condition) at
the following six intersections were evaluated during the weekday AM and PM peak hours:13
Washington Street and Avenue 50; Jefferson Street and Avenue 50; Jefferson Street and Avenue 54; PGA
Boulevard and Westerly Project Access; Southerly Project Access and PGA Boulevard; and Madison
Street and Avenue 54. To assess cumulative without Project traffic condition, traffic volumes were
obtained from the City of La Quinta General Plan Update Traffic Study for all of the study intersections
except Jefferson Street at Avenue 54 and Madison Street at Avenue 54for which Post 2020 traffic volumes
were unavailable. Projected traffic volumes for the two remaining intersections were extrapolated based
upon projected traffic volumes at nearby intersections as well as the known average daily traffic ADT
volumes for adjacent roadway segments. Cumulative without Project traffic volumes are shown in
Figure 11.0-7, Post 2020 General Plan Without Project Traffic Volumes - Peak Hours and Daily.
13 The intersections of PGA Boulevard at Westerly Project Access and Southerly Project Access at PGA Boulevard
would be constructed as part of the project and, therefore, occur only in the with Project traffic conditions.
Impact Sciences, Inc. 11.0-24 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
r
r
11.0 Transportation, Traffic, Parking, and Circulation
As indicated in Table 11.0-11, all study area intersections are projected to operate at unacceptable levels
of service during peak hours for the cumulative without Project traffic condition.
Post 2020 General Plan With Project Condition
Post General Plan with Project (2020) traffic condition (cumulative with Project traffic condition) were
evaluated during the weekday AM and PM peak hours at the same six intersections: 14 To assess the
cumulative with Project traffic condition, Project traffic has been added to cumulative without Project
traffic. Cumulative with Project traffic volumes are shown on Figure 11.0-8, Post 2020 General Plan With
Project Traffic Volumes - Peak Hours and Daily.
Although the Post 2020 General Plan traffic volumes already assume traffic generated by the existing
General Plan Project site designation as a hotel, resort land use, the traffic study and this EIR analysis are
conservative in that no reduction of trips has been taken into account with the proposed residential
development. The proposed Project's trips have been added to the Post 2020 General Plan volumes
without any trip reductions, therefore the traffic study and this analysis assume a worst case scenario.
As indicated in Table 11.0-11, Level of Service (LOS) — Post (2020) General Plan Without and With
Project Traffic Conditions, significant cumulative impacts would occur at the following study area
intersections during peak hours for cumulative with project traffic condition: Washington Street and
Avenue 50 during the PM peak hour; Jefferson Street and Avenue 50 during the PM peak hour and
Jefferson Street and Avenue 54 during both peak hours.
Table 11.0-11
Level of Service (LOS) —
Post (2020) General Plan Without and With ProjectTraffic Conditions
Intersection
Without Project With Project
Significant
Impact¢
Delay
(Seconds)'
Delay
LOS (Seconds)'
LOS
AM
PM
AM
PM AM
PM
AM
PM
AM
PM
Washin ton Street and Avenue 50
56.5
?
E
F —2
--2
F
F
N
Y
Jefferson Street and Avenue 50
39.4
-a
D
F 39.2
1.
--z
D
F
N
Y
Jefferson Street and Avenue 54
--2
—2
F
F --z
--z
F
F
Y
Y
PGA Boulevard and Western
Project Accessi
--
--
E 9.3
9.2
A
I A
N
N
14 The intersections of PGA Boulevard at Westerly Project Access and Southerly Project Access at PGA Boulevard
would be constructed as part of the project and, therefore, occur only in the with Project traffic conditions.
Impact Sciences, Inc. 11.0-25 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
Intersection
Without Project
With Project
Significant
Impact4
Delay
(Seconds)'
LOS
Delay
(Seconds)'
LOS
AM
PM
AM
PM
AM
PM
AM
PM
AM
PM
PGA Boulevard and Southern
Project Access'
--
--
—
2.9
2.0
A
A
N
N
Madison Street and Avenue 54
—Z
—z
F
F
--Z
--z
F
F
N
N
Source: RK Engineering Group, Inc.
' Aualysis Software Traffix, Version 7.8. Per the 2000 Highway Capacity Manual, overall average Intersection delay and level of service are
shown for intersections zoith traffic signal or all -way -stop control. For intersections zoith cross -street stop control, the delay and level of service
for the worst individual movement (or movements sharing a single lane) are shown.
'- Delay high andlor VIC Ratio >0.90. lutersectiou tiuistable. Level of Service F.
3 These intersections would be constructed as part of the Project and, .therefore, are not part of the existing without Project condition.
I "Y" indicates that the addition of Project traffic would cause an increase in VIC ratio or add Peak Hour Trips (PHT) to impacted intersections
that exceed the thresholds for changes in Level of Service (LOS) established iu Table 11.0-4. Therefore, impacts to those intersections would be
si uificaut.
As identified above, the proposed Project would have a significant impact on the following intersections
because the Project would add 10 or more peak hour trips to the critical movements of the intersections
and is projected to cause a LOS change greater than the thresholds defined in Table 11.0-4 in the Post
2020 General Plan With Project condition: Washington Street and Avenue 50 during the PM peak hour;
Jefferson Street and Avenue 50 during the PM peak hour; and Jefferson Street and Avenue 54 during both
peak hours. Therefore, the proposed Project would have a considerable contribution to significant
cumulative impacts at the identified intersection.
As indicated above, the Traffic Impact Analysis for the General Plan and the associated analysis in the
General Plan EIR determined that all roadway segments potentially impacted by the proposed Project
(those roadway segments connecting the studied intersections) would operate at an acceptable LOS in the
Post (2020) General Plan traffic condition.15 The traffic analysis contained in the General Plan, Draft
Environmental Impact Report was based on the development of a hotel, resort land use on the project site
as designated by the General Plan. As indicated above, the currently proposed Project would generate
8,777 fewer average daily trips than anticipated in the General Plan Traffic Impact Analysis with a hotel,
resort land use on the project site. As a result, the City Traffic Engineer determined that the proposed
Project would reduce roadway segment loads and that segment analysis for the proposed Project was not
required. Given that all roadway segments potentially impacted by the proposed Project (those roadway
segments connecting the studied intersections) would operate at an acceptable LOS in the Post (2020)
General Plan traffic condition,16 the proposed Project would have a less than significant impact to
roadway segments.
15 City of La Quinta Comprehensive General Plan, Draft Environmental Impact Report, July, 2001, Exhibit III -7.
16 Ibid.
Impact Sciences, Inc. 11.0-26 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-
- Post 2020 General Plan Without Project Traffic Volumes -Peak Hours and Daily
SOURCE: RK Engineering Group, Inc, - 2007
FIGURE 11.0-0
11
'4_
Post 2020 General Plan With Project Traffic Volumes - Peak Hours and Daily
F
11.0 Transportation, Traffic, Parking, and Circulation
Development of the proposed Project and related projects would be required to adhere to standard
engineering practices and requirements, and would be subject to planning and design review by the City
to avoid traffic hazards created by design features and land use incompatibilities, or inadequate
emergency access. For this reason, and because such impacts (if and when they occur) are relatively site
specific, cumulative impacts associated with such hazards are less than significant.
Under the City's Municipal Code, the proposed Project and related projects would be required to comply
with design guidelines and provide adequate on-site parking as conditions of development approval,
and, thus, it is unlikely that related projects would have a significant cumulative effect on parking design
or demand in the area. For these reasons, cumulatively significant impacts are not anticipated. As
previously stated under project impacts, the Project is anticipated to provide parking in excess of code
required parking. Consequently, project -related impacts would not be cumulatively considerable and
would be less than significant.
11.6 CUMULATIVE MITIGATION MEASURES
Mitigation measures 11.0-2 through 11.0-5 have been identified below to mitigate the identified
significant cumulative impacts to the maximum extent feasible.
The proposed Project shall participate in the City approved DIF program and contribute its fair -share as
presented in Table 11.0-10 above, toward installation of the following traffic signal. With the
implementation of the following mitigation measure, the Project's contribution to the significant
cumulative impact at the intersection of Jefferson Street at Avenue 54 would be reduced to less than
significant.
11.0-1 Jefferson Street at Avenue 54: Installation of a traffic signal (Improvement included in City of
La Quinta DIF Study; Project's fair -share of 39.4 percent).
The proposed Project shall contribute its fair -share, as presented in Table 11.0-10 below, toward the cost
of the following intersection improvements if and when a Development Impact Fee program has been
established by the City of La Quinta for the intersections indicated below:
11.0-3 Washington Street at Avenue 50: Construction of a third northbound through lane, a second
southbound left -turn lane, a southbound right -turn lane with right -turn overlap phase, second
eastbound left -turn lane, a second eastbound through lane, a second westbound through lane,
and a westbound right -turn overlap phase.
11.0-4 Jefferson Street at Avenue 50: Construction of a second southbound left -turn lane, a second
eastbound left -turn lane, and a second westbound through lane.
Impact Sciences, Inc. 11.0-29 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
These measures shall be implemented as follows. Prior to the recordation of the final map for this Project,
the applicant's engineer shall be responsible for preparing cost estimates for the improvements identified
in mitigation measures 11.0-3 and 11.0-4, including right-of-way acquisition. If necessary, the cost
estimate shall be reviewed and approved by the City's Public Works director. Prior to the issuance of the
first building permit for the project, the applicant shall deposit with the city the fair -share contribution
based upon Table 11.0-12, Project's Fair -Share Intersection Contribution Project Percentage of Post
2020 Traffic Growth. If more than a year has passed between the preparation of the estimate and
payment of the fair share contribution, the amount shall be adjusted pursuant to the construction cost
index. If the estimate for construction is adjusted the city shall earmark these funds only to be utilized for
the identified improvements. If the city determines that the identified improvements are not feasible, the
funds may be used for other improvements which improve the LOS at those intersections. If the City
determines that the LOS cannot be feasibly improved at those intersections by the use of the applicant's
fair -share payment, or that only a portion of the fair -share payment can be used to feasibly improve the
LOS at those intersections, the applicant's funds (or any unused portion thereof) shall be returned to the
applicant within 90 days of that determination by the City. This requirement shall be included in the
development agreement for this Project, and the applicant shall have the right to audit the City's use of
the applicant's fair -share payments, to determine if any refund is due to the applicant. If the two
intersections at issue subsequently become part of the City's Development Impact Fee (DIF), any fair -
share payments previously made by the applicant shall be credited against any DIF obligation for the
intersections Washington Street at Avenue 50 and Jefferson Street at Avenue 50.
As stated below, the fair -share analysis shown in Table 11.0-12 is based upon a comparison of the project
generated traffic to the Post 2020 General Plan with Project traffic.
Impact Sciences, Inc, 11.0-30 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
Table 11.0-12
Project's Fair -Share Intersection
Contribution
Project Percentage of Post 2020 Traffic
Growth
Project % of
Post 2020
Post 2020
General Plan
Cumulative
Project
General Plan
Existing With Project
Traffic
Traffic
Traffic
Traffic Traffic
Growth
Growth
Growth
Intersection
AM I PM AM PM
AM PM
AM PM
AM PM
Washin ton Street and Avenue 50
2,802 2,699
4,055
5,631
1,253
2,932
22
25
1.8
0.9
Jefferson Street and Avenue 50
2,759 3,090
3,634
5,149
875
2,059
114
136
13.0
6.6
Jefferson Street and Avenue 54
1,350 1,826
1,807
2,248
457
386
128
152
28.0
39.4
Source: RK Engineering Group, Inc.
Impact Sciences, Inc, 11.0-30 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
11.0 Transportation, Traffic, Parking, and Circulation
11.7 UNAVOIDABLE SIGNIFICANT IMPACTS
11.7.1 Project Impacts
With the implementation of mitigation, no unavoidable significant project impacts to transportation,
circulation, or parking would occur as a result of Project implementation.
11.7.2 Cumulative Impacts
With the implementation of mitigation, the Project's contribution to the cumulatively significant impact
to the intersections of Jefferson at Avenue 54 would be reduced to less than significant levels.
The proposed Project shall contribute its fair -share of the cost of the improvements as presented in Table
11.0-12 above to mitigate the significant cumulative impact at the intersections of Washington Street at
Avenue 50 and Jefferson Street at Avenue 50.
The improvements needed to mitigate the impact at these intersections are not included in the City's
Development Impact Fee program or any similar program at this time. For this reason, the timing for
collection of the remaining funds needed to construct these improvements, and the construction of these
improvements, cannot be determined. Significant cumulative impacts to these intersections may result if
the City is not able to collect the additional funds required to construct these improvements when
required to provide the capacity needed to accommodate projected cumulative traffic volumes.
Impact Sciences, Inc. 11.0-31 Eden Rock at PGA West Subsequent El R
223.12 November 2007
12.0 PUBLIC UTILITIES
INTRODUCTION
This section of the Draft EIR identifies various public agencies that would provide utility services to the proposed
Project and the potential impacts that implementation of the Project may have on these agencies and their facilities.
The agencies include the Coachella Valley Water District, Burrtec, Imperial Irrigation District, Southern California
Gas Company, Verizon, and Time Warner Cable. The information presented herein incorporates information
gathered through consultation with agency staff.
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12.1 WATER
12.1.1 EXISTING CONDITIONS
12.1.1.1 Water Supply and Demand
Water for potable as well as irrigation purposes is provided throughout the City of La Quinta and
portions of the Coachella Valley by the Coachella Valley Water District (CVWD). The CVWD serves an
area of approximately 1,000 square miles within Riverside, Imperial, and San Diego Counties. The main
source of potable water provided to the City of La Quinta is from an underground aquifer beneath the
Valley. Irrigation water is supplied from this same aquifer and from the Colorado River via the Coachella
Canal, and is consumed generally in the area from Indio and La Quinta south to the Salton Sea.
In 2004-2005, the CVWD provided domestic water service to a total population of 240,573, with 94,767
active meter services and total water sales of 123,487 acre-feet (af). The water storage and distribution
system consisted of 117 active wells and 69 reservoirs, with a total storage capacity of 90 million gallons.
Water was delivered through 1,872 miles of pipelines.1
12.1.1.2 City of La Quinta Water System
The CVWD supplies water throughout La Quinta from 13 wells located throughout the City. To obtain
water for potable use, active wells are perforated at depths ranging from 500 to 900 feet, although water is
normally encountered at 120 to 150 feet. Water quality analyses conducted at these sites have indicated
that quality levels meet state standards.
Potable water is stored in seven reservoirs that serve five pressure zones in the City. This water is
distributed to end users via an underground system with lines ranging in size from 6 to 18 inches. The
nearest reservoir to the proposed Project Site is located along Madison Street within the PGA West
community. There is an extensive underground irrigation water distribution system within the Project
area, which provides grey water to the existing golf courses in PGA West.
12.1.1.3 Water Conservation Programs
The groundwater basin in the Coachella Valley is in a state of overdraft. The development of each new
dwelling unit contributes incrementally to the overdraft. The CVWD has a water management plan in
1 Coachella Valley Water District (2005). Urban Water Management Plan.
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12.1 Water
place to reduce the overdraft of the groundwater basin. The elements of the Water Management Plan
include supplemental imported water, source substitution, and water conservation.2
Both the CVWD and the City of La Quinta encourage water conservation through the use of xeriscaping
techniques to reduce water consumption through irrigation. The City of La Quinta has adopted a set of
stringent water efficient landscaping regulations, as Chapter 8.13 of the City of La Quinta Municipal
Code. The purpose of these regulations is to establish minimum water efficient landscape requirements
for newly installed and rehabilitated landscapes, and to implement the minimum requirements of the
State of California Water, Conservation and Landscaping Act, Statutes of 1990, Chapter 1145. In addition,
the CVWD recently established a number of policy enhancements to the existing CVWD Guidelines,
including increasing the spray irrigation setback standards, the use of smart irrigation controllers, the
definition of "recreational turf," and reducing the landscaping water coefficient from 0.6 to a more
efficient 0.5 threshold. These revisions will become effective as CVWD policy on October 1, 2007, and the
City is looking at incorporation of these amendments into Chapter 8.13 in the near future. To ensure that
newly installed landscapes are maintained in a water efficient manner over time, Section 8.13.030(C)(9) of
the Municipal Code requires that project sites be audited by certified landscape irrigation auditors at least
once every five years and that proof of same must be provided to the City. The proposed Project would
be subject to these provisions.
12.1.1.4 Senate Bill 610 and California Water Code
Senate Bill 610 (SB 610) only applies to projects, as defined by California Water Code Section 10912, that
propose 500 units or more. Therefore, the proposed Eden Rock at PGA West development, with its
292 units, is not subject to SB 610 requirements related to water supply assessments and verification.
12.1.1.5 SB 901 and Water Supply Planning
Senate Bill 901 (SB 901) was enacted during the 1995-1996 Regular Session of the California Legislature to
require a discussion in EIRs for large-scale projects, of issues involving water supply and demand.
Information for this discussion is to be provided by the water agency to the Lead Agency who is
preparing the EIR. In many cases, this information is contained in an Urban Water Management Plan
pursuant to California Water Code Section 10610 (also referred to as Assembly Bill 797). A number of
mandatory elements are identified for inclusion in the plan, including: an estimate of past, current and
projected water use; identification of conservation measures currently adopted and being practiced; a
description of alternative conservation measures which would improve the efficiency of water use with
an evaluation of their cost and environmental or any other significant impacts; a schedule for the
2 Written communication from Mark Johnson, Director of Engineering, CVWD, July 23, 2007„
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12.1 Water
implementation of proposed actions indicated by the plan, as well as other elements. In 1995, the
Legislature added further requirements that the urban water management plan must also include a water
supply and demand assessment of the reliability of water service to customers during normal, dry, and
critically dry runoff years. The water supply and demand assessment must compare the total water
supply available to the water supplier with the total projected water use over a 20 -year period, which
must be analyzed in five-year periods for each type of runoff scenarios. The management plans must also
be updated every five years, to occur in years ending in 0 and 5. CVWD conducts regular water supply
planning efforts to address all of these requirements, and is currently in the process of preparing a basin -
wide water management plan.
12.1.2 IMPACT ANALYSIS
12.1.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to water service are contained
in the environmental checklist form contained in Appendix G of the most recent update of the California
Environmental Quality Act (CEQA) Guidelines. Impacts related to water are considered significant if:
• Implementation of the Project would require or result in the construction of new water facilities or
expansion of existing facilities, the construction of which could cause significant environmental
effects.
• Sufficient water supplies would be available to serve the Project from existing entitlements and
resources, or are new or expanded entitlements needed.
12.1.2.2 Project Impacts
Construction
During the construction phases of development, water from water tank trucks would be used to suppress
dust generated by/from (i) earthmoving activities, (ii) the operation of vehicles on dirt surfaces, and (iii)
exposed dirt surfaces. However, this water consumption during construction would be minimal and
temporary, and as such, the impacts to water facilities and supplies would be less than significant.
Operation
Would implementation of the Project require or result in the construction of new water facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
Water would be provided to the Project by the CVWD via a connection to the existing 18 -inch and 24 -inch
water mains under PGA Boulevard. The 18 -inch water main connection is located by the proposed entry
Impact Sciences, lnc. 12..1-3 Eden Rock at LEGA West subsequent EIR
223-12 November 2007
12.1 Water
gate along PGA Boulevard and the 24 -inch water main connection is located in the vicinity of Spanish
Bay and PGA Boulevard.
The CVWD has indicated that it will provide water service to the proposed Project in accordance with the _
District's current regulations.3 These regulations provide for the payment of certain fees and charges by
the applicant. Furthermore, if additional pipelines or other facilities are required by the CVWD for
service to the site, the Project applicant would pay a fair -share contribution towards the cost of those new
facilities. As explained below, the CVWD has analyzed and planned for the projected increase in water
demand between 2010 and 2030, and will be able to accommodate the Project demand. With the payment
of CVWD's fees, the Project would result in a less than significant impact associated with the construction
of new facilities.
Would sufficient water supplies be available to serve the Project from existing entitlements and resources, or are
new or expanded entitlements needed? f
i
As shown in Table 12.1-1, Water Demand — Eden Rock, the water demand of the proposed Project is
estimated to be approximately 152 acre-feet per year (afy). The projected increase in water demand
1
between 2010 and 2030 within the CVWD service area is 413,200 afy.4 The CVWD has planned for future
water supplies to accommodate this anticipated increase in demand. The Project water demand would
represent 0.001 percent of this increase. Therefore, since Project water consumption is accounted for
within CVWD projections, adequate supplies exist to serve the Project. As such, the impact to water
supply would be less than significant.
Table 12.1-1
Water Demand — Eden Rock
Land Use Quantity Demand Factor Demand (afy) P
Residences/Recreational
42 acres 3.62 AF/acre/year' 152
Center j
Total
152 i
Source: Personal communication with Hector Rodriguez, CVWD, August 2, 2007.
Note: AF = acre-feet; afij = acre-feet per year
Single family residential demand factor was used for all calculations since it is a higher, more conservative factor than other
residential conswuptiou factors.
r
3 Written correspondence from Coachella Valley Water District, September 18, 2006.
4 Coachella Valley Water District, 2005 Urban Water Management
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12.1 Water
12.1.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.5 There are currently
approximately 20,000 dwelling units within the City.6 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,7 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in water
demand and infrastructure. As stated in the City of La Quinta Comprehensive General Plan EIR,
although water demand would increase substantially, the cumulative impact would be less than
significant provided that the City and CVWD review all new development to assess potential impacts to
local groundwater supplies and that new development incorporate on-site retention and detention basins
to replenish groundwater subbasins.
12.1.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.1.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to water are anticipated.
5 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
6 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
7 Ibid.
Impact Sciences, Inc. 12.1-5 Eden Rock at FGA West Subsequent EIR
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12.2 WASTEWATER
12.2.1 EXISTING CONDITIONS
Wastewater generated within the Project vicinity is collected and treated by the CVWD. A network of
sewer lines conveys wastewater generated within the City of La Quinta to the Mid -Valley Water
Reclamation Plant.8 The Mid -Valley Water Reclamation Plant serves numerous Coachella Valley
communities, including the City of La Quinta. It has a current capacity of 7 million gallons per day (mgd)
and presently treats approximately 4.75 mgd.9 Therefore, the water treatment plant is presently
operating at approximately 53 percent of capacity. Additionally, by early 2008, the plant will increase its
treatment capacity to 9.9 mgd to serve additional demand due to projected growth. 10
12.2.2 IMPACT ANALYSIS
12.2.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to wastewater services are
contained in the environmental checklist form contained in Appendix G of the most recent update of the
California Environmental Quality Act (CEQA) Guidelines. Impacts related to wastewater service are
considered significant if:
Implementation of the Project would require or result in the construction of wastewater treatment
facilities or expansion of existing facilities, the construction of which could cause significant
environmental effects.
• Implementation of the Project would result in a determination by the wastewater treatment provider
that serves or may serve the Project that it has inadequate capacity to serve the Project's projected
demand in addition to the provider's existing commitments.
* Implementation of the Project would exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board.
■ Implementation of the Project would require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the construction of which could cause significant
environmental effects. (See Section 7.0, Hydrology and Water Quality.)
8 City of La Quinta, Comprehensive General Plan Draft EIR, July 2001,111-181.
9 Coachella Valley Water District, 2005 Urban Water Management Plan.
10 Personal communication with Elsie Meyer, Sanitation Engineer, CVWD, October 11, 2007.
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12.2 Wastewater
12.2.2.2 Project Impacts
Operation
r
Would implementation of the Project require or result in the construction of wastewater treatment facilities or t
expansion of existing facilities, the construction of which could cause significant environmental effects?
The proposed Project would connect to a 15 -inch sewage main located beneath PGA Boulevard. The
Project would be annexed into Improvement District No. 55 for sanitation service. The CVWD has
indicated that it will provide sanitation service to the proposed Project in accordance with the District's
current regulations. 11 These regulations provide for the payment of certain fees and charges by the
applicant. The CVWD may also require additional sewerage facilities to serve the Project. The Project
applicant would pay a fair -share contribution towards the cost of these new facilities.
As indicated in Table 12.2-1, Wastewater Generation – Eden Rock, the proposed Project is expected to
generate approximately 122 afy of wastewater. This is equivalent to 108,915 gpd or 0.11 mgd. The Mid -
Valley Water Reclamation Plant is currently operating at 2.25 mgd below its maximum capacity. The
anticipated Project -generated wastewater represents approximately 5 percent of this excess capacity.
Furthermore, the plant is scheduled for a future expansion of 9.9 mgd. Therefore, since the site would
connect to an existing wastewater main and since the treatment plant has adequate capacity to serve the
Project now—even without its scheduled expansion to 9.9 mgd – the Project's impacts would be less than
significant.
Table 12.2-1
Wastewater Generation – Eden Rock
V
Land Use Quantity Generation Factor Generation (afy)
Residences/Recreational
42 acres 2.90 AF/acre/year' 122
Center
Total 122
Wastewater generation is estimated to be 80 percent water demand. Water demand factor was provided via personal communication with
Hector Rodriguez, CVWD, August 2, 2007 (see Table 12-1).
11 Written correspondence from Coachella Valley Water District, September 18, 2006.
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November 2007
12.2 Wastewater
Would implementation of the Project result in a determination by the wastewater treatment provider that serves or
may serve the Project that it has inadequate capacity to serve the Project's projected demand in addition to the
provider's existing commitments?
Based on the above analysis, the increase of 108,915 gpd or 0.11 mgd in wastewater generation would not
cause the Mid -Valley Treatment Plant, which would ultimately treat waste generated by the Project, to
exceed its treatment capacity. This additional wastewater generation attributed to the Project would use
less than 1.6 percent of the existing facility's total capacity, and only 4.9 percent of its current unused
capacity. Therefore, adequate capacity exists to serve the Project's projected demand and impacts would
be less than significant.
Would implementation of the Project exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board?
The Mid -Valley Water Reclamation Plant is subject to California Regional Water Quality Control Board
(RWQCB) Colorado River Basin Region Order No. R7-2004-0002, regulating the release of treated sewage
for irrigation purposes. The permit sets limitations on the amount of pollutants that the plant can
discharge onto adjacent farmland and golf courses. The marginal increase in wastewater generated by
the Project would not result in the plant's inability to meet pollutant standards outlined in the permit. As
explained above, the plant has sufficient, currently unused capacity to serve the Project. Furthermore,
given that the facility will expand so that it can treat approximately 9.9 mgd, additional sewage generated
by the Project would not result in the plant exceeding sewage treatment requirements. Rather, the plant
would continue to operate within the limitations contained in its permit. Therefore, the impact of the
proposed Project on sewage treatment requirements would be less than significant.
12.2.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.12 There are currently
approximately 20,000 dwelling units within the City. 13 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,14 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
12 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
13 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
14 Ibid.
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i
9
12.2 Wastewater
f
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in wastewater
generation and the demand for collection and treatment facilities. As stated in the City of La Quinta
Comprehensive General Plan EIR, although wastewater generation would increase substantially, the
cumulative impact would be less than significant provided that new development connect to the
Citywide sewer system instead of septic tanks, the City coordinate with the CVWD to ensure that
adequate wastewater facilities are provided to serve new and existing development, and that the City and
CVWD monitor the demand for tertiary treated water.
12.2.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.2.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to wastewater are anticipated.
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223-12 November 2007
12.3 SOLID WASTE
12.3.1 EXISTING CONDITIONS
12.3.1.1 Waste Disposal
The proposed Project would be served by the City's waste hauler Burrtec, which recently acquired the
City's prior waste hauler, Waste Management of the Desert, as the City's solid waste franchisee. Burrtec
hauls City solid waste to the Edom Hill transfer station, located in Cathedral City. This station is located
approximately 22 miles from the Project Site. From there, waste is transported to one of several regional
landfills, including the Lamb Canyon Disposal Site, located in Beaumont, the Badlands Disposal Site,
located in the Moreno Valley, and the El Sobrante Sanitary Landfill, located in Corona. There are eight
active landfills within the County that serve the City of La Quinta. With the exception of the El Sobrante
Sanitary Landfill, which is privately operated, all landfills serving the City are operated by the Riverside
County Waste Management District. The City of La Quinta disposed of approximately 49,366 tons of
solid waste into landfills in 2005.15
12.3.1.2 Plans and Policies for Solid Waste Management and Disposal
California Integrated Waste Management Act
The California Integrated Waste Management Act of 1989 (AB 939) requires every city and county in the
state to prepare a Source Reduction and Recycling Element (SRRE) to its Solid Waste Management Plan
that identified how each jurisdiction will meet and maintain the mandatory state waste diversion goal of
50 percent by the year 2000. The purpose of AB 939 was to "reduce, recycle, and reuse solid waste
generated in the state to the maximum extent feasible." Noncompliance with the goals and timelines set
forth within AB 939 can be severe, as the bill imposed fines of up to $10,000 per day on jurisdictions
(cities and counties) not meeting these recycling and planning goals. In 1991, the City entered into a
mutual SRRE with eight other Coachella Valley cities (Cathedral City, Coachella, Desert Hot Springs,
Indian Wells, Indio, Palm Desert, Palm Springs and Rancho Mirage).16 The City has consistently
exceeded the waste reduction goal of 50 percent since 1997. According to the California Integrated Waste
Management Board (CIWMB), the City of La Quinta achieved a 59 percent waste diversion rate in 2004.17
15 Integrated Waste Management Board, "Jurisdictional Profile for City of La Quinta: Overall Waste Stream:
Diversion," [Online] July 24, 2007, <http://www.ciwmb.ca.gov/>.
16 Email communication from Debbie Morris, HF&H Consultants, LLC, July 26, 2007.
17 Integrated Waste Management Board, "Jurisdictional Profile for City of La Quinta: Overall Waste Stream:
Diversion," [Online] July 24, 2007, <http://www.ciwmb.ca.gov/>.
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r
12.3 Solid Waste
California Integrated Waste Management Board Model Ordinance
Subsequent to enactment of AB 939, additional legislation was passed to assist local jurisdictions in
accomplishing the goals of AB 939. The California Solid Waste Reuse and Recycling Access Act of 1991
(Sections 42900-42911 of the Public Resources Code) directs the CIWMB to draft a "model ordinance"
relating to adequate areas for collecting and loading recyclable materials in development projects. If by
September 1, 1994, a local agency did not adopt its own ordinance based on the CIWMB model, the
CIWMB model took effect for that local agency. The County of Riverside did not adopt its own
ordinance, and the CIWMB model ordinance has been in effect in the County since September 1, 1994.
The City of La Quinta has also not adopted its own ordinance, but has been complying with the state's
provisions. The City also has provisions in its Zoning Ordinance that are consistent with the model
ordinance.
Riverside Countywide Integrated Waste Management Plan
The Final Riverside County Integrated Waste Management Plan (CIWMP) is the County's latest effort in
developing plans for the long-term management of solid waste. Prepared by the Riverside County Waste
Resources Management District, this plan includes such approaches as source reduction, recycling and
composting programs, household hazardous waste management programs, and public education
awareness programs. The plan concludes that landfilling will remain an integral part of the waste
management system and calls for the County's support for the development of disposal facilities outside
of the County. Presently, the CIWMP identifies adequate landfill space for the County through the year
2017. The CIWMP was approved by the Riverside County Board of Supervisors in 2003.
12.3.2 IMPACT ANALYSIS
f
12.3.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to solid waste services are
contained in the environmental checklist form contained in Appendix G of the most recent update of the
California Environmental Qnality Act (CEQA) Guidelines. Impacts related to solid waste are considered
significant if:
+ The Project would be served by a landfill with insufficient permitted capacity to accommodate the
Project's solid waste disposal needs.
• The Project would not comply with federal, state, and local statutes and regulations related to solid
waste.
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12.3 Solid Waste
12.3.2.2 Project Impacts
Construction
The Project Site is currently undeveloped and therefore no demolition waste would be generated.
Therefore, waste generated during construction would represent a marginal increase in solid waste flows.
To facilitate construction recycling efforts, the City of La Quinta encourages developers to recycle the
maximum amount of construction waste possible and publishes a pamphlet which identifies companies
that recycle materials such as asphalt, brick, cardboard, concrete, green waste, metal, roofing, and wood
waste among others.18 Since construction waste would result in a short-term and minimal increase in
solid waste disposal, and since many types of construction waste can be recycled, the impact would be
less than significant.
Operation
Would the Project be served by a landfill with insufficient permitted capacity to accommodate the Project's solid
waste disposal needs?
Operation of the Project would result in the continuous and long-term generation of solid waste. As
illustrated in Table 12.3-1, Solid Waste Generation — Eden Rock, the proposed Project is anticipated to
generate approximately 383 tons of solid waste per year. Based on the existing Citywide waste diversion
rate of 59 percent, approximately 226 tons of solid waste would be diverted from landfills. Therefore, the
Project would result in the annual disposal of 157 tons of waste into landfills. This represents a less than
1 percent increase over the City's total landfilled waste in 2005.
As discussed earlier, the City of La Quinta is currently served by eight landfills. Given that Project -
generated waste represents a marginal increase in the City's total disposal and that waste diversion
measures such as participation in the City's recycling program would be undertaken, sufficient landfill
capacity exists to serve the Project. Therefore, impacts associated with landfill capacity would be less
than significant.
18 City of La Quinta, "Save Money and Conserve Our Natural Resources by Recycling Your Construction and
Demolition Debris," [Online] July 20, 2007, <http://www.la-quinta.org/Index.asp?page=382>.
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Land Use
Quantity_
Single -Family
83 du
Residential
Multi -Family
209 du
Residential
Recreation
7,122 sf
Center
Total
12.3 Solid Waste
Table 12.3-1
Solid Waste Generation — Eden Rock
Disposal Into
Generation Landfills
Generation Factor (Tons/year) (Tons/year)'
2.04 (tons/unit/year) 169 69
1.17 (tons/unit/year) 245 100
3.12 (lbs/100 sf/day) 41 17
455 186
Source: California Waste Management Board, Estimated Solid Waste Generation Rates: Ventura County Solid Waste Mmzagement Department
(May 1998), Guidelines for Preparation of Environmental Assessments for Solid Waste Impacts and Guide to Solid Waste and Recycliug Plans
for Development Projects (Santa Barbara County Public Works Department).
Note: d.u. = dzoelling units; sf = square feet,lbs = pounds
Based on the 2004 CIWMB approved diversion rate of 59 percent for the City of La Quinta.
Would the Project comply with federal, state, and local statutes and regulations related to solid waste?
The proposed Project will be required to participate in the City's residential solid waste recycling
program, and the recycling of landscaping waste. Compliance with these programs will result in a
reduction of solid waste exceeding 50 percent, thereby complying with the goals specified in AB 939.
Pursuant to the CIWMB's "Model Ordinance" and the City's Zoning regulations, the proposed Project
would provide adequate areas for collecting and loading recyclable materials to reduce the volume of
solid waste entering landfills. Therefore, since the Project would comply with applicable statutes and
regulations related to solid waste, the impact would be less than significant.
12.3.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.19 There are currently
approximately 20,000 dwelling units within the City.20 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,21 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
19 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
20 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
21 Ibid.
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12.3 Solid Waste
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in solid waste
generation and the demand for disposal sites. As stated in the City of La Quinta Comprehensive General
Plan EIR, although solid waste generation would increase substantially, the cumulative impact would be
less than significant provided that all new development, including multi -family residential, establish
recycling programs, contract with landscape companies that compost green waste, and recycle
construction waste when feasible.
12.3.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.3.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project specific or cumulative significant impacts related to solid waste are anticipated.
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12.4 ELECTRICITY
12.4.1 EXISTING CONDITIONS
12.4.1.1 Existing System
Electrical service would be provided to the proposed Project by the Imperial Irrigation District (IID). The
IID operates six substations in La Quinta. All substations are gauged at 92 kilovolt (kV) distribution
except for the Avenue 58 substation, which is gauged at 161 kV.22
The IID receives power from a mix of IID -owned sources, firm power purchases and seasonal contracts.
The 82 -mile -long Coachella Branch of the All-American (Coachella Canal) delivers water to 500,000 acres
of Imperial Valley farmland through a 1,668 -mile network of main and lateral canals. The IID utilizes
low-cost hydroelectric energy from its five falling water drops along the Coachella Canal. In addition,
the IID purchases power from the Western Area Power Administration and the El Paso Electric
Company, and the IID has joined with the Southern California Public Power Authority in purchasing
interests in the Palo Verde Nuclear Generating Plant and San Juan Generating Station Unit 3. Finally, the
IID participates, through the Western Systems Power Pool, in sales and purchases of both firm and non-
firm energy, and has also purchased an interest in the Palo Verde/San Diego 500 -kilovolt transmission
line, which allows IID access to cheaper imported energy.
In 2005, IID -owned sources provided 653 megawatts of power, while long-term power contracts provided
170 megawatts of power, and seasonal contracts provided 212 megawatts of power, for a total of 1,035
megawatts. This total includes a 15 percent reserve requirement that the IID is required to maintain in
case of emergencies or the failure of energy suppliers to deliver power. The peak demand in 2005 was
910 megawatts.23
12.4.1.2 Future Supply
Every year, the IID gathers information on growth trends within its service area to forecast energy
demand for the current year and 25 years into the future. This forecast includes a peak load forecast,
which predicts the highest expected use for each year, and an energy forecast, which calculates how
much energy all customers combined will use in a one-year period. An Integrated Resource Plan is then
22 City of La Quinta, Comprehensive General Plan Draft EIR, July 2001,111-186.
23 Imperial Irrigation District website, August 18, 2006. <www.iid.com>.
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12.4 Electricity
developed using these two forecasts to develop a power supply strategy to cover the energy forecast, the
expected peak loads, plus the additional 15 percent reserve requirement.24
To address future growth, the IID is taking the initial steps necessary to construct the following two new
generation facilities to satisfy the growing demand for energy:
• The Niland Combustion Turbine Project, designed to produce up to 100 megawatts of peaking
energy, is scheduled to begin delivering energy in 2008.
• Repowering Unit 3 at the El Centro Generating Station will upgrade its generation capacity to 120
megawatts in 2009 by converting a conventional steam unit into a more efficient combined -cycle unit
powered by natural gas.
Renewable Energy
The IID has voluntarily adopted California's Renewable Energy Standard, which requires the IID to
derive 20 percent of its power from renewable resources by 2010 and 30 percent of its power from
renewable resources by 2020. Renewable energy sources available to the IID include hydroelectric, wind,
solar, and geothermal energy.25
12.4.1.3 Title 24
Energy consumption of new buildings in California is regulated by the state Building Energy Efficiency
l
Standards, contained in Title 24 of the California Code of Regulations. The efficiency standards apply to
new construction of both residential and non-residential buildings and regulate energy consumed for
heating, cooling, ventilation, water heating and lighting. The building efficiency standards are enforced
through the local plan check and building permit process. Local government agencies may adopt and
enforce energy standards for new buildings, provided that these standards meet or exceed those
t
provided in Title 24 of the state's Code of Regulations.
24 Ibid.
25 Ibid.
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12.4 Electricity
12.4.2 IMPACT ANALYSIS
12.4.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to electricity are contained in
the environmental checklist form contained in Appendix G of the most recent update of the California
Environmental Quality Act (CEQA) Guidelines. Impacts related to electricity are considered significant if:
• Implementation of the Project would result in a substantial increase in energy demand relative to the
availability of supply.
• Implementation of the Project would exceed the existing or planned capacity of energy generation or
distribution facilities.
* Implementation of the Project would result in substantial adverse physical impacts associated with
the provision of new or physically altered facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios or other performance
objectives.
12.4.2.2 Project Impacts
Would implementation of the Project result in a substantial increase in energy demand relative to the availability of
supply?
As shown in Table 12.4-1, Electricity Demand — Eden Rock, the Project would demand approximately
1.7 million kilowatt-hours of electricity per year. The California Energy Commission has indicated that
power providers, including the IID, will have to meet a projected statewide demand of about 66,600
megawatts to 69,473 megawatts of power in 2016.26 To meet this demand, California power providers
will need to procure an additional 24,000 megawatts energy.27
As mentioned above, every year the IID forecasts future demand to meet expected peak loads and to
provide the 15 percent reserve requirement. In addition, the IID is taking initial steps to add new
generation facilities that are expected to produce an additional 220 megawatts of energy. Furthermore,
the IID purchases and imports energy as discussed above to meet expected peak loads. Given the reserve
requirement, additional future generation capacity, imported energy and the Project's compliance with
Title 24 energy efficiency standards, implementation of the proposed Project would not result in a
substantial increase in energy demand relative to the availability of supply and the impact of the plan on
electrical supply would be less than significant.
26 California Energy Commission, 2005 Integrated Energy Policy Report, November 2005, p. 40.
27 Ibid., p. 46.
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12.4 Electricity
Table 12.4-1
Electricity Demand — Eden Rock
Demand Factor Annual Demand
Land Use Quantity (Kilowatt-hours/year) (Kilowatt-hours)
Residences 292 du 5626.5 1,642,938
Recreation Center 7,122 sf 10.5 74,781
Total Demand 1,717,719
Source: CEQA Air Quality Handbook, November 1993, Table A9 -12-A, Electricity Usage Rate.
du = dwelling unit; sf= square feet
Would implementation of the Project exceed the existing or planned capacity of energy generation or distribution
facilities?
Electricity to serve the proposed Project would be transmitted to the area via the IID transmission and
distribution lines in the local vicinity. No additional generation facilities would be needed to directly
meet the needs of the proposed Project. Therefore, the proposed Project would result in less than
significant impacts associated with the capacity of energy generation and distribution facilities.
Would implementation of the Project result in substantial adverse physical impacts associated with the provision of
new or physically altered facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios or other performance objectives?
Electricity to serve the proposed Project would be transmitted to the area via the IID transmission and
distribution lines in the local vicinity. The construction of any additional power lines to connect directly
to proposed uses on the Project Site would not result in substantial adverse environmental impacts.
Therefore, the Project would result in less than significant impacts.
12.4.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.28 There are currently
approximately 20,000 dwelling units within the City.29 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,30 buildout of the General Plan would increase the City's
28 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area #2 was not used in this analysis.
29 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
30 Ibid.
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12.4 Electricity
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand
for electricity. As stated in the City of La Quinta Comprehensive General Plan EIR, although electricity
demand would increase substantially, the cumulative impact would be less than significant provided that
developers coordinate with the IID in implementing load management programs and that new
development comply with the requirements of the Uniform Building Code and Title 24 of the California
Administrative Code and utilize energy efficient design.
12.4.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.4.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No Project level or cumulative significant impacts to electricity service would occur.
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1=
12.5 NATURAL GAS
12.5.1 EXISTING CONDITIONS
12.5.1.1 Existing System
The Southern California Gas Company (the Gas Company) would provide natural gas to the Project Site.
The demand for natural gas is dependent upon the growth rate, and average temperature within a
geographic area. Natural gas distribution systems are typically flexible and can be modified to meet
future growth and demand. The availability of natural gas is based upon present conditions of gas
supply and regulatory policies. As a public utility company, the Gas Company is under the jurisdiction
of the California Public Utilities Commission (PUC), but can also be affected by actions of federal
regulatory agencies. The conditions and availability of gas supply and services are, therefore dependent
on the regulatory actions of these agencies.
Natural gas is transported into the state from a sophisticated network of high-pressure pipelines and
pressure regulation stations. The gas is stored at a variety of above- and below -ground storage facilities
where it is ultimately transported to customers. This network of interstate pipelines provides access to
several large supply basins located in New Mexico, West Texas, Rocky Mountains, and Western Canada.
Additional onshore and offshore sources of natural gas are available in state.31 Natural gas is delivered
to the City of La Quinta through high-pressure transmission lines located north of Interstate 10. They are
36 -inch lines with pressure levels ranging from 400 to 700 pounds per square inch (psi).32
In 2005, the Gas Company delivered approximately 2,483 million cubic feet (mcf) of natural gas each day.
Deliveries to residential customers averaged 660 mcf per day, while electric generation accounted for the
highest demand at 676 mcf per day.33 The Gas Company also supplies gas to commercial, industrial,
wholesale, and international customers. The Gas Company predicts that overall demands for gas within
its service area will continue to grow by 0.15 percent annually through 2025.34
12.5.1.2 Conservation
The Gas Company provides several programs and information on conservation for both residential and
commercial customers. Residential programs include rebates on energy efficient gas appliances, new
construction energy efficiency incentives, and financing on home energy upgrades. Commercial
31 California Gas & Utilities, 2006 California Gas Report, p. 7.
32 City of La Quinta, Comprehensive General Plan, Draft EIR, July 2001, p. III -188.
33 Southern California Gas Company, 2006 California Gas Report, p. 69
34 Ibid., p. 50
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12.5 Natural Gas
programs include grants for a variety of more efficient retrofits and operations, funding for gas engines
and pumps, and equipment rebates.
Natural gas conservation in new buildings is regulated by the state Building Energy Efficiency Standards
(Title 24 of the California Code of Regulations). The efficiency standards apply to new construction of
both residential and non-residential buildings and regulate energy consumed for heating, cooling
ventilation, water heating, and lighting. The building efficiency standards are enforced through the local
building permit process. Local government agencies may adopt and enforce energy standards for new
buildings, provided that these standards meet or exceed those provided in Title 24 of the state's Code of
Regulations.
12.5.2 IMPACT ANALYSIS
12.5.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to natural gas are contained
in the environmental checklist form contained in Appendix G of the most recent update of the California
Environmental Quality Act (CEQA) Guidelines. Impacts related to natural gas service are considered
significant if:
• Implementation of the Project would result in a substantial increase in energy demand relative to the
availability of supply.
• Implementation of the Project would exceed the existing or planned capacity of energy generation or
distribution facilities.
+ Implementation of the Project would result in substantial adverse physical impacts associated with
the provision of new or physically altered facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios or other performance
objectives.
12.5.2.2 Project Impacts
Would implementation of the Project result in a substantial increase in energy demand relative to the availability of
supply?
As indicated in Table 12.5-1, Natural Gas Demand — Eden Rock, operation of the Project would demand
approximately 14.3 million cubic feet of natural gas per year.
r
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12.5 Natural Gas
Table 12.5-1
Natural Gas Demand — Eden Rock
Source: CEQA Air Quality Handbook, November 1993, Table A9 -11-A, Natural Gas Usage Rate.
du = dwelling units; cf = standard cubic feet; mcf = million cubic feet
Table 12.5-2 compares firm supply with projected demand from 2006 through 2025 for an average
temperature year in the Gas Company service area. The proposed Project would demand 14.3 mcf per
year, or 0.039 mcf per day. Therefore, the Project represents less than 1 percent of the demand projected
within the Gas Company service area. Given that supplies are adequate and that the Project would
comply with Title 24 efficiency standards, implementation of the Project would not result in a substantial
increase in the demand for natural gas relative to the availability of supply. Therefore, the impact on the
area's natural gas supply would be less than significant.
Demand Factor
Monthly
Annual
Proposed Use Quantity
(cf/du or sf/month)
Demand (cf)
Demand (mcf)
Multi -Family Residences 292 du
4,011.5 (cf/du/month)
1,171,358
14.1
Recreation Center 7,122 sf
2.9 (cf/sf/month)
20,654
0.2
Total Demand
1,192,012
14.3
Source: CEQA Air Quality Handbook, November 1993, Table A9 -11-A, Natural Gas Usage Rate.
du = dwelling units; cf = standard cubic feet; mcf = million cubic feet
Table 12.5-2 compares firm supply with projected demand from 2006 through 2025 for an average
temperature year in the Gas Company service area. The proposed Project would demand 14.3 mcf per
year, or 0.039 mcf per day. Therefore, the Project represents less than 1 percent of the demand projected
within the Gas Company service area. Given that supplies are adequate and that the Project would
comply with Title 24 efficiency standards, implementation of the Project would not result in a substantial
increase in the demand for natural gas relative to the availability of supply. Therefore, the impact on the
area's natural gas supply would be less than significant.
Source: California Gas & Utilities, 2006 California Gas Report.
Note: MCF = one million cubic feet.
Would implementation of the Project exceed the existing or planned capacity of energy generation or distribution
facilities?
The Gas Company has indicated that it can accommodate new service to planned developments within
the City of La Quinta through continued coordination with developers.35 The City requires that all new
35 City of La Quinta, Comprehensive General Plan, Draft FIR, July 2001, p. 111-189.
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Table 12.5-2
Southern California Gas Company
Annual Gas Supply and Requirements — MCF/Day
2006 2010 2015
2020
2025
Average Temperature Year
Available Capacity
3,875 41675 4,675
4,675
4,675
In-state
310 310 310
310
310
Out of state
3,565 4,365 4,365
4,365
4,365
Projected Demand
2,645 21542 2,509
2,553
2,713
Source: California Gas & Utilities, 2006 California Gas Report.
Note: MCF = one million cubic feet.
Would implementation of the Project exceed the existing or planned capacity of energy generation or distribution
facilities?
The Gas Company has indicated that it can accommodate new service to planned developments within
the City of La Quinta through continued coordination with developers.35 The City requires that all new
35 City of La Quinta, Comprehensive General Plan, Draft FIR, July 2001, p. 111-189.
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12.5 Natural Gas
development shall finance its share of public utilities infrastructure and improvements required to
properly service the proposed development. Therefore, Project impacts to local generation or distribution
facilities would be less than significant.
Would implementation of the Project result in substantial adverse physical impacts associated with the provision of
new or physically altered facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios or other performance objectives?
The proposed gas distribution system would be installed by the Project developer and would connect to
the adjacent existing distribution system in accordance with the Gas Company's policies and extension
rules, which are on file with the California PUC. No significant environmental impacts would occur due
to this connection. As shown in Table 12-6, there currently is an excess of natural gas capacity, and this
excess capacity is projected to continue through 2025. As such, there would be no need to alter existing
facilities or construct new facilities as a result of the Project. As the construction of new facilities is not
anticipated, no significant environmental impacts associated with construction would occur. Therefore,
the impact of the proposed Project on energy generation or distribution facilities would be less than
significant.
12.5.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.36 There are currently
approximately 20,000 dwelling units within the City.37 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,38 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units.
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand
for natural gas. As stated in the City of La Quinta Comprehensive General Plan EIR, although natural gas
demand would increase substantially, the cumulative impact would be less than significant provided that
36 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area #1 and Planning Area k2 was not used in this analysis.
37
State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
38 Ibid.
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12.5 Natural Gas
developers install efficient appliances which consume natural gas and comply with Title 24 of the
California Administrative Code.
12.5.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.5.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to natural gas service are
anticipated.
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12.6 TELEPHONE AND CABLE TELEVISON
12.6.1 EXISTING CONDITIONS
The Project Site would be served by Verizon for telephone service and Time Warner Cable for cable
television service.
12.6.2 IMPACT ANALYSIS
12.6.2.1 Significance Thresholds
The following threshold for determining the significance of impacts related to telephone and cable
television services is contained in the environmental checklist form contained in Appendix G of the most
recent update of the California Environmental Quality Act (CEQA) Guidelines. Impacts related to telephone
and cable television services are considered significant if:
Implementation of the Project would result in substantial adverse physical impacts associated with
the provision of new or physically altered facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios or other performance
objectives.
12.6.2.2 Project Impacts
Would implementation of the Project result in substantial adverse physical impacts associated with the provision of
new or physically altered facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios or other performance objectives?
It is the responsibility of the Project Applicant to enter into contracts with Verizon and Time Warner
Cable for telephone and cable television service. This would be completed following approval of the
proposed Project. Given that the Applicant shall coordinate with Verizon and Time Warner Cable to
provide service to the Project, the impact related to telephone and cable television, and their related
facilities, would be less than significant.
12.6.3 CUMULATIVE IMPACTS
According to the adopted City of La Quinta Comprehensive General Plan, buildout of the General Plan
would result in approximately 25,000 total dwelling units within the City.39 There are currently
39 The number of dwelling units anticipated at General Plan Buildout within the Sphere of Influence, Planning
Area 41 and Planning Area #2 was not used in this analysis.
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12.6 Telephone and Cable Television
approximately 20,000 dwelling units within the City.40 Based on the anticipated number of units and an
occupancy rate of 2.85 persons per household,41 buildout of the General Plan would increase the City's
population to 72,000 residents, from a current population of 41,000 residents. The proposed Project
would introduce 292 new multi -family dwelling units to the City. The General Plan anticipates an
increase of 5,000 dwelling units within the City as part of General Plan buildout. Therefore, the proposed
Project represents approximately 6 percent of the anticipated increase in the number of dwelling units. r
Additionally, the Project represents approximately 3 percent of the anticipated population increase
within the City. The cumulative increase in development represents a significant increase in the demand rr
for telephone and cable television service. As stated in the City of La Quinta Comprehensive General
4
Plan EIR, although demand would increase substantially, the cumulative impact would be less than
significant provided that developers provide rights-of-way for new Verizon conduit systems to serve new
project sites and that the City coordinate with Time Warner to assess the need for additional facilities.
12.6.4 MITIGATION MEASURES
As no significant impacts were identified, no mitigation measures are required.
12.6.5 UNAVOIDABLE SIGNIFICANT IMPACTS
No unavoidable Project level or cumulative significant impacts related to telephone and cable TV service
are anticipated.
40 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
41 Ibid.
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13.0 OTHER CEQA CONSIDERATIONS
13.1 EFFECTS FOUND NOT TO BE SIGNIFICANT
Based on a preliminary review of the Project consistent with Section 15060 of the California Environmental
Quality Act (CEQA) Guidelines, the City of La Quinta Planning Department has determined that an
environmental impact report (EIR) should be prepared for this Project. In addition, consistent with
Section 15082 of the CEQA Guidelines, the City of La Quinta Planning Department identified the following
probable environmental effects of the Project, which have been addressed in this Draft EIR:
• Aesthetics
• Air Quality
• Public Services/Parks and Recreation
• Land Use and Planning
• Hydrology and Water Quality
• Noise
• Cultural Resources
• Public Utilities
• Traffic and Parking
The City of La Quinta Planning Department has determined that there is not a likelihood of potentially
significant effects related to the following environmental topics. The City proposes that the EIR indicate
the reasons why these effects were determined not to be significant and are therefore not addressed in
detail in the EIR:
• Agricultural Resources
• Mineral Resources
• Population and Housing
13.1.1 Agricultural Resources
• Biological Resources
• Hazards and Hazardous Materials
• Geology and Soils
Would the project 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?
The Project site is vacant, graded land and is not designated as Prime or Unique Farmland. Therefore, no
impact would result.
Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?
The Project site is currently zoned as Tourist Commercial, with existing hotel and commercial approvals
dating back to the mid-1980s. The proposed Project will not conflict with any existing agricultural
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13.0 Other CEQA Considerations
zoning. There are no Williamson Act contracts associated with the project site or the properties in the
immediate vicinity. Therefore, no impact would result. I
Would the project involve other changes in the existing environment, which, due to their location or nature, could
result in conversion of Farmland, to non-agricultural use?
Land surrounding the Project site is developed with low density residential and golf uses. No designated
or existing Farmland would be affected by implementation of the proposed Project. Therefore, no impact
would result.
13.1.2 Biological Resources
Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by
the California Department of Fish and Game or U.S. Fish and Wildlife Service? Would the project have a
substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional
r
plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
The proposed Project site is currently vacant graded land. There are no species of concern identified as
occurring on this property in the City's General Plan. A visual inspection of the Project site has
confirmed this. There have been no species observed on or around the Project site that are identified as a
candidate, sensitive, or special status species on local or regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish and Wildlife Service.
The site, which is composed only of compacted soil, older asphalt -concrete pavement and scattered scrub,
has been heavily impacted by previous grading activities and uses such as parking for golf events since
the late 1980s. Additionally, portions of the site have been used as construction staging areas, stockpiling
areas, and other uses associated with construction of the PGA West Specific Plan area over the years. The
site is surrounded on all sides by existing development. No significant native habitat occurs on the site,
and no sensitive natural community exists on the Project site or its surrounding areas.
The proposed Project site does not occur in a survey area for any sensitive species, as identified in the t
General Plan. Furthermore, the site is not identified as a conservation area in the Coachella Valley .
Multiple Species Habitat Conservation Plan. There are no areas of riparian habitat or any other identified
sensitive natural community on the site. Therefore, no significant impacts would result.
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13.0 Other CEQA Considerations
Would the project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
The Project site is not in proximity to nor does it contain wetland habitat or a blue -line stream. There are
no marshes or vernal pools located on or around the Project site. Therefore, Project implementation
would not have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of
the Clean Water Act (CWA), through direct removal, filling, hydrological interruption, or other means.
Therefore, no impact would result.
Would the project 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?
The local area consists of established, developed properties; the Project site and the immediate area do
not contain native resident or migratory species or native nursery sites. In addition, there are no wildlife
migration corridors in the Project area. Impacts would not be significant.
Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
The proposed Project site does not occur in a survey area for any sensitive species, as identified in the
General Plan. Furthermore, the site is not identified as a conservation area in the Coachella Valley
Multiple Species Habitat Conservation Plan. There are no areas of riparian habitat or wetlands on the
site. There are no local policies or ordinances that seek to protect biological resources that are applicable
to the Project site. Therefore, no significant impacts would result.
Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
The proposed Project occurs outside the fee boundary for the Coachella Valley Fringe -toed Lizard Habitat
Conservation Plan. If the Coachella Valley Multiple Species Plan is implemented before or concurrent
with Project construction, the Project applicant will be required to pay fees in place at that time. The
Project site is not within a conservation area in that plan. There are no other adopted Habitat
Conservation Plans, Natural Community Conservation Plans, or other approved local, regional, or state
habitat conservation plans applicable to the Project site. Therefore, impacts would not be significant.
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13.0 Other CEQA Considerations
13.1.3 Geology and Soils
Would the project expose people or structures to potential substantial adverse effects, including the risk of loss,
injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
The site is not located in an Alquist-Priolo Earthquake Fault Zone. As part of the Coachella Valley, the
site is located in a seismically active region and could experience strong groundshaking during an
earthquake. However, the Project must comply with the Uniform Building Code standards for seismic
zones. As designed, the Project will not expose people or structures to unique, potential substantial
adverse effects related to earthquakes or strong seismic groundshaking. Therefore, no significant impacts
related to seismic ground shaking would occur..
iii) Seismic -related ground failure, including liquefaction?
The site is within the liquefaction hazard area mapped in the General Plan. Liquefaction could cause
damage to the Project structures if it were to occur at the site. However, if liquefiable soils or soils subject
to seismic settlement are found, appropriate site preparation and foundation design measures shall be
included in the Project design. Existing building codes (Uniform Building Code) and General Plan
criteria to address liquefaction are in place to allow proper design and construction practices. Therefore,
no significant impacts related to liquefaction are anticipated.
iv) Landslides?
The site is flat, and is not located near a hillside. Thus, there is no potential for landslides and no impact
would result.
Would the project result in substantial soil erosion or the loss of topsoil?
The site is presently vacant and predominantly consists of exposed soils. While construction activity may
result in temporary soil erosion, buildout of the Project would actually reduce the potential for soil
erosion by increasing the amount of paved and developed surfaces on the site and introducing soil -
stabilizing features through landscaping. Therefore, impacts to soil erosion would not be significant.
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13.0 Other CEQA Considerations
Would the project 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?
As discussed above, the site is located within the liquefaction area mapped in the General Plan.
Differential soil settlement has the potential to occur when soils of different densities and strengths abut
each other and seismic shaking causes one type of soil to settle more than the other. Settlement could
damage structures, pavements, and subsurface utilities. However, since the soils on the Project site
generally have relatively similar densities, the potential for seismically induced differential settlement is
low. Additionally, existing building codes (Uniform Building Code) and General Plan criteria to address
liquefaction are in place to allow proper design and construction practices. Therefore, no significant
impacts related to unstable soils are anticipated.
Would the project be located on expansive soil, as defined in Table 18-1-B of the California Building Code (2001),
creating substantial risks to life or property?
Soils in the area of the Project site are not expansive; therefore, no impact would result.
Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal of wastewater?
The units will be required to connect to the sanitary sewer existing beneath PGA Boulevard. Therefore,
no impact would result.
13.1.4 Hazards and Hazardous Materials
Would the project create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials? Would the project 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?
The proposed project would result in the storage by individual homeowners of small amounts of
chemicals for household cleaning purposes. Homeowner participation in the household hazardous waste
programs implemented by Burrtec throughout the City, and Riverside County -sponsored hazardous
waste disposal events, would serve to reduce the amount of this chemical source. No routine transport,
use, or disposal of any other hazardous materials is contemplated by the Project, and no release of
hazardous materials is projected or expected. As a result, no significant impact would result.
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Would the project expose people or structures to a significant risk of loss, injury, or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?
There are no wildlands located adjacent or near the Project site. As such, the potential for widland fires
to affect the site is not significant.
Would the project be located on a site that 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?
There are no identified hazardous materials sites within the Project area, or its surrounding areas. As
such, the impact would not be significant.
For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result in a safety hazard for people residing or working in
the project site? For a project within the vicinity of a private airstrip, would the project result in a safety hazard far
people residing or working in the project site?
The Project site is not within the vicinity of an airport or private airstrip; no impact would result.
Would the project impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
The Project has previously been considered as integral to the City's emergency preparedness planning.
Therefore, the impact to emergency response and evacuation would not be significant.
Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or proposed school?
The Project site is not within 0.25 mile of an existing or proposed school; nor will it emit hazardous
emissions or handle hazardous or acutely hazardous materials, substances, or waste. Therefore, no
impact would result.
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13.1.5 Mineral Resources
Would the project 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? Would the project 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?
The site is located in an area of the City designated Mineral Resource Zone MRZ-1, which indicates that
no resources occur. No impact to mineral resources would occur as a result of the proposed Project.
13.1.6 Population and Housing
Would the project induce substantial population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
The proposed Project will result in the addition of 292 housing units to the City's housing stock. Based
on a current occupancy rate of 2.85 persons per houshold,1 the Project has the potential to add
approximately 832 persons to the City's population. It is anticipated that at least some of the units will be
purchased by part-time winter residents. The SCAG forecasts for population and housing growth within
the City of La Quinta is presented in Table 13.0-1, SCAG Demographic Projections.
Table 13.0-1
SCAG Demographic Projections
Growth
2000 2005 2010 2015 2020 2025 2030 2000-2030(%)
City of La Quinta
Population 24,149 34,536 41,176 45,262 49,295 53,159 56,866 32,717 (135%)
Housing 8,699 11,729 14,466 15,699 16,953 18,191 19,427 10,728 (123%)
Source: Southern California Association of Governments, Regional Transportation Pfau, April 2004.
The most current State Department of Finance population estimate for La Quinta is 41,092, while the most
current household estimate is 14,425 occupied units.2 When the estimated Project -generated population
increase is added to the current population estimate for the City, the resulting population for the City
would be 41,924 residents. In addition, when the Project's housing increase is added to the current
number of households within the City, the resulting household figure would be 14,717 units. The current
1 State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State,
2001-2007, with 2000 Benchmark. Sacramento, California, May 2007. [Online] July 26, 2007 <www.dof.ca.gov>.
2 Ibid.
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City population and household count is just under the 2010 projections shown in Table 13.0-1, With
Project implementation, the 2010 projected population and household count would be exceeded.
However, since both the population and housing estimates are well within SCAG 2015 and 2030
projections, the Project has been accounted for within long-range growth projections for the City.
Furthermore, the PGA West Specific Plan, which includes the Project site, was originally approved for
5,000 residential units; subsequent amendments reduced that total to 3,936 units. Currently, PGA West
contains approximately 2,500 units, and is predominantly built out with exception of the Project Site.
With construction of the Project, PGA West buildout would contain approximately 2,800 units, which is
well within the approved unit count for the Specific Plan area. As such, the Project will not induce any
substantial population growth in an area. No significant impact to population or housing growth would
result.
Would the project displace substantial numbers of existing housing, necessitating the construction of replacement
housing elsewhere? Would the project displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
The site is currently vacant; thus, the Project would not displace people or housing units and no impact
would result.
13.2 SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL IMPACTS
Section 15126.2(c) of the CEQA Guidelines requires that an EIR evaluate significant irreversible
environmental changes that would be caused by implementation of a proposed Project to ensure that
such changes are justified. Irreversible changes include the use of nonrenewable resources during
construction and operation of a Project to such a degree that the use of the resource thereafter becomes
unlikely or infeasible. A significant environmental change can result from a primary and/or secondary
impact that generally commits future generations to similar uses. Irreversible environmental change can
also result from environmental accidents associated with the Project.
Significant Irreversible Changes
The proposed Eden Rock at PGA West Project has the potential to result in significant irreversible
environmental changes through both Project construction and long-term Project operation. Construction
of the proposed Project would require the use of nonrenewable resources, such as wood; the raw
materials in steel; metals, such as copper and lead; aggregate materials used in concrete and asphalt, such
as sand and stone; water; petrochemical construction materials, such as plastic; and petroleum-based
construction materials. In addition, fossil fuels used to power construction vehicles would also be
consumed.
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Operation of the proposed Project would involve the ongoing consumption of nonrenewable resources,
such as electricity, petroleum-based fuels, fossil fuels, and water, which are commonly consumed in the
existing surrounding urban environment. Energy resources would be used for heating and cooling of
buildings, lighting, and general everyday functions throughout the Project site. Operation of the
proposed Project would occur in accordance with Title 24, Part 6, of the California Code of Regulations,
which sets forth conservation practices that would limit the amount of energy consumed by the proposed
Project. Operation of the proposed Project would also result in an increased commitment of public
maintenance services, such as the provision of solid waste disposal, use of water, treatment of
wastewater, as well as increased commitment of the City infrastructure that serves the Project site.
The limited use of potentially hazardous materials contained in typical cleaning agents and pesticides for
landscaping would occur on the site, similar to currently ongoing uses for the existing developed
landscaping, golf and residential surrounding the Project site. Such materials would be used, handled,
stored, and disposed of in accordance with applicable government regulations and standards that would
serve to protect against a significant and irreversible change resulting from accidental release of
hazardous materials.
The commitment of the nonrenewable resources required for the construction and operation of the
proposed Project would limit the availability of resources for future uses and future generations in the
larger regional setting during the life of the proposed Project. However, considering that the Project site
is currently vacant, and used for overflow parking and construction staging for unrelated projects, the
introduction of the proposed uses is not anticipated. As such, the use of such resources would not be
considered significant.
13.3 GROWTH INDUCING IMPACTS
13.3.1 Growth -Inducing Potential
Section 15126.2(d) of the CEQA Guidelines requires the discussion of the ways in which a project could
foster economic or population growth or the construction of additional housing, either directly or
indirectly, in the surrounding environment. Such a discussion should also include projects that would
remove obstacles to population growth and the characteristics of a project that may encourage and/or
facilitate other activities that, either individually or cumulatively, could significantly affect the
environment. CEQA emphasizes that it must not be assumed that growth in any area is necessarily
beneficial, detrimental, or of little significance to the environment. In general, a project would have
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growth -inducing potential if the project would foster spatial, economic, or population growth in a
geographic area such that the project meets one of the following criteria:
• Removal of an impediment to growth (e.g., the establishment of an essential public service or the
provision of new access to an area);
• Economic expansion or growth (e.g., construction of additional housing, changes in revenue base,
employment expansion, etc.); I
■ Establishment of a precedent -setting action (e.g., an innovation, a change in zoning or general plan
designation); or
• Development or encroachment in an isolated or adjacent area of open space (being distinct from an
"infill" type of project).
Should a project meet any one of these criteria, it can be considered growth inducing. An evaluation of
the Eden Rock at PGA West project compared against these four growth -inducing criteria is provided
below.
13.3.2 Removal of an Impediment to Growth
The proposed Project would subdivide an approximately 42 -acre vacant site into a condominium
subdivision of 292 duplex, triplex and sixteen-plex multi -family units. The Project site is located within
the PGA West Specific Plan area, which is completely developed with golf course and single-family
residential uses with the exception of the Project site and 15 to 20 scattered residential lots. As such, the
Project is considered "in -fill" -type development. Due to the nature of the surrounding development, all
transportation, water, sewer, wastewater, and solid waste infrastructure required to support the
proposed Project would be available through existing systems within surrounding streets. Since the
surrounding area is completely developed and the necessary infrastructure to support the Project is
already in place, the proposed Project does not remove impediments to growth and no potentially
significant impacts would result.
13.3.3 Economic Growth
As discussed above, properties adjacent to the Project Site are fully developed with golf course and
single-family residential uses. The addition of 292 multi -family units is responding to goals defined in
the City of La Quinta's General Plan. Bringing multi -family housing to the area is a response to an
existing identified market demand, rather than creating a new demand for housing.
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13.3.4 Precedent -Setting Action
Changes from a project that could be precedent -setting include, among others, a change in zoning,
general plan designation, general plan text, or approval of exceptions to regulations that could have
implications for other properties or that could make it easier for other properties to develop.
The applicant is requesting several development applications, in order to subdivide the Project Site.
Approval of several actions is being requested, including a General Plan Amendment (GPA), Zone
Change (ZC), Specific Plan Amendment (SPA), Tentative Tract Map (TT), Site Development Permit
(SDP), and Development Agreement (DA). These development applications are not considered
f precedent -setting actions because with approval of these actions, uses proposed in the Project would be
in compliance with the adopted PGA West Specific Plan, the adopted City of La Quinta General Plan, and
the City of La Quinta Municipal Code. These actions are typical for development projects proposed in
the City of La Quinta, and as such, these actions are following existing precedents as opposed to
establishing precedent.
13.3.5 Development of or Encroachment into Isolated Open Space
As discussed above, the Project site is completely surrounded by developed land and considered "infill"
development. Therefore, this Project does not have the potential to result in growth inducement through
the development of, or encroachment into, isolated or open space areas; no potentially significant impacts
would result.
Since the Project would not remove any impediment to growth, establish any precedent -setting action or
develop in or encroach into an isolated or adjacent area of open space, its growth -inducing impacts
would be less than significant.
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14.0 PROJECT ALTERNATIVES
14.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that an EIR describe a range of reasonable
alternatives to the project, or to the location of the project that could feasibly avoid or lessen any
significant environmental impacts while substantially attaining the basic objectives of the project. An EIR
should also evaluate the comparative merits of the alternatives. This section sets forth potential
alternatives to the proposed project and evaluates them, as required by CEQA.
Key provisions of the CEQA Guidelines) pertaining to the alternatives analysis are summarized below:
+ The discussion of alternatives shall focus on alternatives to the project or its location that are capable
of avoiding or substantially lessening any significant effects of the project, even if these alternatives
would impede to some degree the attainment of the project objectives, or would be more costly.
The No Project Alternative shall be evaluated along with its impact. The no project analysis shall
discuss the existing conditions at the time the notice of preparation is published. Additionally, the
analysis shall discuss what would be reasonably expected to occur in the foreseeable future if the
project were not approved, based on current plans and consistent with available infrastructure and
community services.
• The range of alternatives required in an EIR is governed by a "rule of reason"; therefore, the EIR must
evaluate only those alternatives necessary to permit a reasoned choice by decision makers. The
alternatives shall be limited to ones that would avoid or substantially lessen any of the significant
effects of the project.
• For alternative locations, only locations that would avoid or substantially lessen any of the significant
effects of the project need be considered for inclusion in the EIR.
• An EIR need not consider an alternative whose effects cannot be reasonably ascertained and whose
implementation is remote and speculative.
The range of feasible alternatives is selected and discussed in a manner to foster meaningful public
participation and informed decision making. Among the factors that may be taken into account when
addressing the feasibility of alternatives are environmental impacts, site suitability, economic viability,
availability of infrastructure, general plan consistency, regulatory limitations, jurisdictional boundaries,
and whether the applicant could reasonably acquire, control, or otherwise have access to the alternative
site. 2
1 California Code of Regulations, Title 14, Division 6, Chapter 3, California Environmental Quality Act (CEQA)
Guidelines, §15126.6.
2 Ibid., §15126.6(f)(1).
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14.2 PROJECT OBJECTIVES
The proposed Project has been designed to meet goals defined in the City of La Quinta's General Plan.
These goals include:
• Land use compatibility throughout the City;
• High quality development which promotes the City's image as "The Gem of the Desert";
■ Protection of the natural environment;
• The maintenance and protection of residential neighborhoods to assure that future housing needs are
met;
• A broad range of housing types and choices for all residents of the City; and
• A balanced and varied economic base, which provides a broad range of goods and services to the
City's residents and region.
In addition, the following objectives have been established by the Project Applicant:
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley.
• Incorporate old world architecture and other design features that will complement the existing club
facilities and residences within the PGA West community.
• Develop a gated, self-contained community within PGA West that will offer residents access to first
class recreational facilities and amenities.
14.3 ALTERNATIVES CONSIDERED
An EIR must briefly describe the rationale for selection and rejection of alternatives. The lead agency
may make an initial determination as to which alternatives are feasible, and therefore merit in-depth
consideration, and which are infeasible. Alternatives considered include a range of potential projects to
meet the applicant's objectives while eliminating or reducing significant environmental impacts
identified in Sections 4.0 through 12.0 of this EIR.
Alternatives considered include the following:
1. No Project
2. Existing Approved Specific Plan Uses
3. Reduced Density 1
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5. Reduced Height
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A brief description of each of these alternatives, and the rationale for selecting each, is presented below.
14.4 ALTERNATIVES ELIMINATED FROM FURTHER CONSIDERATION
Alternatives that are remote or speculative, or have effects that cannot be reasonably predicted, need not
be considered.3 Constructing the Project on an alternate site was considered by the City of La Quinta,
but was rejected as it would not meet the basic Project objectives and is infeasible for the Project
Applicant. The Project Applicant already owns the Project Site and even if a site with similar
characteristics could be identified, the Applicant may not be able to purchase the alternate site and sell
the proposed Project Site. Additionally, the basic Project objectives address adding the type and scale of
development proposed to the PGA West community. As the Project Site is the last site available for
development in the PGA West community, there are no alternative sites available that could meet this
Project objective.
I 14.5 DESCRIPTION OF ALTERNATIVES CONSIDERED
The site is within the corporate limits of the City of La Quinta and is subject to the City's land use plans,
policies, and regulations. Figure 8.0-1, Existing Land Use Designations, and Figure 8.0-2, Existing
Zoning Designations, in Section 8.0, Land Use and Planning, illustrate the General Plan land use and
zoning designations for the City of La Quinta.
Figure 3.2, Project Site and Local Vicinity Aerial Photograph, shows an aerial photograph of the Project
Site, which consists of approximately 42 acres located at the northwest corner of PGA Boulevard and
Spanish Bay, the center of the existing PGA West Community. As shown, the Project Site is currently
undeveloped, vacant, and partially graded.
The alternatives selected for consideration and discussed below consist of the following: No Project,
Existing Approved Specific Plan Uses, Reduced Density 1, Reduced Density 2, and Reduced Height.
With the exception of the mandatory No Project scenario, these alternatives were selected to provide
information on ways to lessen or avoid the significant environmental effects resulting from
implementation of the proposed Project.
3 California Code of Regulations, Title 14, Division 6, Chapter 3, California Environmental Quality Act (CEQA)
Guidelines, §15126.6(f)(3).
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14.5.1 No Project
The CEQA Guidelines require the analysis of a No Project Alternative.4 This analysis must discuss
existing conditions, as well as what would be reasonably expected to occur in the foreseeable future if the
Project were not to be approved based on current plans, site zoning, and consistent with available
infrastructure and community services. Under the No Project Alternative, the proposed Project would
not be constructed. The current site would remain in its present vacant condition for the near future.
14.5.2 Existing Approved Specific Plan Uses Alternative
Under this alternative, the Project Site would be developed with uses designated for the site under the
approved PGA West Specific Plan. This includes a 900 -room resort hotel, which would have a maximum
building height of 6 stories/65 feet. Additionally, this alternative includes 100 hotel bungalows, 100,000
square feet of Specialty Commercial retail uses, and a 40,000 -square -foot fitness center/spa.
14.5.3 Reduced Density 1 Alternative
Under this alternative, the second stories of 27 of the Manor Homes proposed by the Project and located
along the northern areas of the Project Site would be eliminated. While building footprints would be the
same under this alternative and the Project, the 27 Manor Homes would change from triplex to duplex
units due to the removal of the second stories. This would reduce the overall unit count by 27 units from
292 to 265 units.
14.5.4 Reduced Density 2 Alternative
Under this alternative, development on the Project Site would be restricted to the maximum density for
Low Density Residential development, up to 4 units per acre, as defined in the City's General Plan. This
would allow a maximum of 167 units to be developed on the site.
14.5.5 Reduced Height Alternative
This alternative would eliminate the third level from the Village Home units (Plans B and F), thereby
limiting the entire Project to no more than two stories. This alternative would also reduce the height of,
or eliminate, the 43 -foot -high clock tower proposed by the Project. The number of Project units
(292) would remain the same.
4 California Code of Regulations, Title 14, Division 6, Chapter 3, California Environmental Quality Act (CEQA)
Guidelincs, §15126.6(e).
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14.6 ALTERNATIVES IMPACT ANALYSIS
! This subsection provides a comparison of the impacts of these alternatives and the proposed Project for
those environmental topics addressed in this EIR. In all cases, the comparison of impacts assumes that all
feasible mitigation measures identified in this EIR would be implemented for the impacts resulting from
the proposed Project. Similarly, in all cases where it can be safely assumed that there are feasible
mitigation measures for impacts caused by the alternative, it is assumed that those mitigation measures
would be implemented. In accordance with the CEQA Guidelines, the discussion of the environmental
effects of the alternatives may be less than that provided for the proposed Project.5
14.6.1 Alternative 1— No Project Alternative
Description and Analysis
The No Project Alternative involves no construction. Under this alternative, the Project Site would
remain vacant and in its current condition. Environmental impacts would be reduced in the following
ways:
Aesthetics
Under the No Project Alternative, existing visual conditions on the site and in the Project vicinity would
remain the same. The Project Site is currently undeveloped, vacant land. The Project would partially
obstruct views of the adjacent Santa Rosa Mountains, whereas the No Project Alternative would result in
no new aesthetic impacts.
Air Quality
Under the No Project Alternative, there would be no change in air quality resulting from development at
the site. No new source of stationary or mobile emissions would be implemented and no new sensitive
receptors would be introduced onto the site. Implementation of the proposed Project would result in an
increase in emissions and a significant air quality impact due to site grading operations during
construction. The No Project Alternative would avoid this significant air quality impact and would have
no impact on air quality.
5 California Code of Regulations, Title 14, Division 6, Chapter 3, California Environmental Quality Act (CEQA)
Guidelines, §15126.6(d).
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Cultural Resources
Under the No Project Alternative, the site would not experience any excavating activities that could
unearth and interfere with historic artifacts or archaeological resources. In comparison, development of
the site could unearth previously unknown archeological or historical resources, a significant impact
prior to mitigation. The No Project Alternative would avoid this potentially significant impact.
Hydrology and Water Quality
Under the No Project Alternative, existing drainage, erosion and sedimentation patterns on the site
would remain unaltered. Sediment carried by storm flows on the site could impact the surrounding
drainage system. The Project would improve the site with drainage facilities. Therefore, the No Project
Alternative could have a greater impact on storm water quality due to unrestricted flows. The No Project
Alternative would not introduce potential pollutants, such as oils and other fluids, to the site and thus
would have a lesser impact related to the introduction of pollutants to the area. Furthermore, the No
Project Alternative would not contribute to the depletion of groundwater supplies.
Land Use
Under this alternative, the site would remain in its current vacant condition and the existing General Plan
land use designation of Tourist Commercial (TC) and zoning designation of Tourist Commercial (CT)
would remain in effect. The Project would change the land use designation to Resort Mixed Use (RMU)
and the zoning designation to Tourist Commercial/Residential Specific Plan Overlay Zone (CT/RSP)
allowing the development of 292 multi -family dwelling units on the site. No development would occur
on the site, and the site would remain in its current condition.
Noise
t
Under the No Project Alternative, no new stationary or mobile noise sources would occur. The site
would remain vacant and would continue to experience noise from surrounding uses within PGA West.
Additionally, no new residents, which would be sensitive receptors to noise, would be introduced to the
site. The proposed Project would permanently increase ambient noise levels in the area due to the u
addition of trips generated by the Project to streets in the vicinity. The No Project Alternative would
result in no new noise impacts to the surrounding residents.
Public Services
Under the No Project Alternative, the site would remain in its current state and no new uses would be
introduced. Therefore, the demand for public services within the City, including fire protection, police
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protection, schools, libraries, and recreational services would not increase. The proposed Project would
increase the demand for all the above services within the City.
Public Utilities
Under the No Project Alternative, the site would remain in its current vacant state and no increase in
water, wastewater, solid waste, or energy service requirements would occur. The proposed Project
would increase the demand for all the above services.
Transportation and Traffic
Under the No Project Alternative, the site would remain in its current vacant state and no additional
vehicle trips would occur to or from the site. The proposed Project would result in less than significant
project -level impacts with implementation of mitigation. However, the Project would result in significant
and unavoidable cumulative impacts. Therefore, the No Project Alternative would avoid significant and
unavoidable cumulative traffic impacts associated with the Project.
Conclusion and Relationship to Project Objectives
The No Project Alternative would result in a continuation of existing conditions at the Project Site. The
Project Site would remain vacant and be a possible candidate for other development proposals, consistent
with the City's current General Plan and zoning designations for the site. As discussed above, the No
Project Alternative would avoid impacts to aesthetics, air quality, cultural resources, water quality, land
use, noise, public services, public utilities and traffic. The No Project Alternative could result in greater
water quality impacts due to unrestricted flows and the lack of drainage facilities. However, the No
Project Alternative would avoid the significant Project impacts associated with construction emissions
and cumulative increase in traffic. As such, the No Project Alternative would be environmentally
superior to the proposed Project.
By not developing the proposed Project at this site, the following General Plan and Project objectives
would not be met:
• High quality development which promotes the City's image as "The Gem of the Desert";
• A broad range of housing types and choices for all residents of the City;
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style;
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley;
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+ Incorporate old world architecture and other design features that will complement the existing club
facilities and residences within the PGA West community; and
+ Develop a gated, self-contained community within PGA West that will offer residents access to first
class recreational facilities and amenities.
14.6.2 Alternative 2 — Existing Approved Specific Plan Uses Alternative
Description and Analysis
Alternative 2 involves development of the Project Site as a resort hotel with Specialty Commercial retail
uses, a fitness center, and hotel bungalows. The Specialty Commercial retail uses would be golf -oriented
or otherwise affiliated with the resort hotel. The uses proposed under this alternative are consistent with
i
the existing PGA West Specific Plan and City of La Quinta General Plan designations for the Project Site.
This alternative would result in the following impacts relative to the proposed Project:
Aesthetics
Alternative 2 would develop a hotel building, which would have an elevation of 6 stories/65 feet, and the
mass of the structure required to hold 1,000 rooms would be substantial. Under the proposed Project, the
maximum building height would be 33 feet and the height of the clock tower would be 43 feet. As
discussed in Section 4.0, Aesthetics, the Project would obstruct views of the lower portions of the Santa
Rosa Mountains from certain vantage points off the Project Site.. Construction of the hotel building under
Alternative 2 would result in a greater obstruction of views of the Santa Rosa Mountains. Therefore,
Alternative 2 would potentially have greater adverse impacts on scenic views as compared to the
proposed Project. l
Air Quality
Construction of Alternative 2 would generate the same types of emissions during construction, and after
occupancy, as the proposed Project. Alternative 2 would generate a greater quantity of construction
emissions than the proposed Project due to the increase in land use intensity. Additionally, as shown in
Table 14.0-1, Unmitigated Project Operational Emissions — Alternative 2, Alternative 2 would generate
a greater quantity of operational emissions during both the summer and winter periods. Specifically,
emissions of carbon monoxide (CO) would increase to above the recommended threshold. The Project
would not result in significant operational air quality impacts. Therefore, Alternative 2 would have a
greater impact on air quality than the proposed Project and could result in new significant impacts.
i
Impact Sciences, Lu. 14.0-8 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
14.0 Project Alternatives
Table 14.0-1
Unmitigated Project Operational Emissions - Alternative 2
r
i Emissions Source
-
VOC
Emissions in Pounds per Day
NOx CO SO2 PM10
PM2.5
0
Summertime Emissions'
Operational (Mobile) Sources
60.98
80.10
614.71
0.68
109.83
21.99
Area Sources
4.80
9.41
12.50
0.00
0.04
0.04
Summertime Emission Totals
65.78
89.51
627.21
0.68
109.87
22.03
Emissions Due To Proposed Project
28.77
21.53
153.04
0.17
26.39
5.31
Net Difference (Alternative 2 Less
37.01
67.98
474.17
0.51
83.48
16.72
Proposed Project)
Recommended Threshold
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
YES
NO
NO
NO
Wintertime Emissions'
Operational (Mobile) Sources
66.53
94.95
610.35
0.58
109.83
21.99
Area Sources
4.43
9.35
7.86
0.00
0.02
0.02
Wintertime Emission Totals
70.96
104.30
618.21
0.58
109.85
22.01
Emissions Due To Proposed Project
29.36
26.58
146.30
0.15
26.50
5.42
r Net Difference (Alternative 2 Less
41.60
77.72
471.91
0.43
83.35
16.59
4 Proposed Project)
Recommended Threshold
75
100
550
150
150
55
Exceeds Threshold?
NO
YES
YES
NO
NO
NO
Source: Impact Sciences, Inc. Emissions calculations are provided in Appendix 5.0.
Totals in table may not appear to add exactly due to rounding in the computer model calculations.
I Summertime Emissions are representative of the conditions that may occur during the ozone season (May Ito October 31).
2 Wintertime Emissions are representative of the conditions that may occur during the balance of the year (November 1 to April 30).
Cultural Resources
Construction of Alternative 2 also has the potential to disturb unearthed archaeological or paleontological
resources, similar to construction of the Project. The same mitigation measures would be applied to
Alternative 2 as to the proposed Project. Therefore, Alternative 2 would result in equivalent impacts with
mitigation.
Hydrology and Water Quality
Both Alternative 2 and the Project would increase impervious surface area on the site, improve the site
with drainage facilities, and introduce urban pollutant constituents into runoff from the site. As
discussed in Section 7.0, Hydrology and Water Quality, the proposed Project would result in less than
significant hydrology impacts. Alternative 2 would be expected to design similar drainage facilities and
provide similar improvements to the Project Site. Therefore, Alternative 2 would have equivalent
impacts related to hydrology and water quality.
Impact Sciences, Inc. 14.0-9 Edeas Rock at PGA West Subsequent EIR
223.12 November2007
14.0 Project Alternatives
Land Use
Alternative 2 would be consistent with the existing General Plan land use designations for the site.
Therefore, no land use or zone designation changes would be required. The Project would require
General Plan and Specific Plan Amendments, and a zoning designation change. However, Alternative 2,
would introduce greater mass and scale to the site, and would have the potential for greater land use
conflicts with the existing single-family character of the surrounding PGA West development. Therefore,
i
Alternative 2 could have a greater land use impact than the proposed Project.
Noise
The construction phase of Alternative 2 could result in greater temporary increases in noise and vibration f
levels due to the increase in land use intensity. Operation of Alternative 2 would generate roadway noise
due to employee and guest trips along PGA Boulevard, which provides access to the site. As shown in
Table 14.0-2, 2020 With Proposed Project and Alternative 2 Noise Levels, this alternative would result in
generally higher roadway noise levels in the Project area than would the proposed Project. In addition,
on-site noise levels generated by this alternative would be greater, insofar as resort hotel and commercial
uses would likely be louder than the residential land uses planned by the proposed Project.
Consequently, Alternative 2 would result in a greater permanent increase in noise levels both along PGA
Boulevard and surrounding the Project.
Table 14.0-2
2020 With Proposed Project and Alternative 2 Noise Levels
Impact Sciences, Inc. 14.0-10 Eden Rock at PGA West Subsequeat EIR
223.12
November 2007
Roadway Noise Levels (CNEL)
Difference
2020 With
2020 With
in Decibel
Roadway Segment'
Proposed Project
Alternative 22
Level
Washington St between Hwy 111 & Ave 48
73.1
73.3
0.2
Washington St between Ave 48 & Ave 50
72.7
72.8
0.1
Washington St between Ave 50 & Ave 52
70.7
70.7
0.0
Jefferson St between Hwy 111 & Ave 48
70.4
71.0
0.6
Jefferson St between Ave 48 & Ave 50
71.6
72.2
0.6
Jefferson St between Ave 50 & Ave 52
69.8
70.8
1.0
Jefferson St between Ave 52 & 5411' Ave
71.6
72.3
0.7
PGA Blvd between 5411, Ave & Project Site
61.3
64.2
2.9
Madison St between Ave 52 & 5411, Ave
68.4
68.4
0.0
Madison St between 5411, Ave & Airport Blvd
70.8
70.8
0.0
Ave 50 west of Washington St
68.9
68.9
0.0
Ave 50 between Washington St & Jefferson St
68.6
68.7
0.1
Impact Sciences, Inc. 14.0-10 Eden Rock at PGA West Subsequeat EIR
223.12
November 2007
14.0 Project Alternatives
Roadway Noise Levels (CNEL)
Difference
2020 With 2020 With
in Decibel
Roadway Segment' Proposed Project Alternative 22
Level
Ave 50 between Jefferson St & Madison St 67.7 67.6
- 0.1
5411, Ave west of Jefferson St 48.8 48.8
0.0
541h Ave between Jefferson St & Madison St 67.6 67.6
0.0
54th Ave east of Madison St 60.0 60.3
0.3
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers.
Intervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
I For roadzoay segment limits, refer to the traffic study (Appendix 11.0).
'- Roadway noise levels for Alternative 2 are based on the Project trip distribution percentages for the proposed Project.
Public Services
The development of Alternative 2 would result in a lower demand for certain public services than the
proposed Project since the alternative would not add permanent residents to the City of La Quinta.
Specifically, this alternative would not increase school enrollment, library usage, or the use of existing
public recreational facilities. However, Alternative 2 could result in a greater demand for fire and police
protection services due to the increased intensity of uses on the site, which would result in a dramatic
increase in the number of individuals using the site. Therefore, Alternative 2 would avoid impacts to
schools, libraries, and recreational facilities, but could increase impacts to fire and police protection
services.
As discussed in Section 10.0, Public Services, the Project would result in less than significant public
services impacts. Therefore, Alternative 2 would not avoid or substantially lessen any significant public
services impacts.
Public Utilities
Due to the increased intensity of uses on the site, Alternative 2 would result in higher daily water and
energy consumption and wastewater and solid waste generation than the Project. As shown in Table
14.0-3, Public Utilities — Project vs. Alternative 2, Alternative 2 would demand 57 more acre-feet of
water, generate 45 more acre-feet of wastewater, generate 251 more tons of solid waste, demand 12,281
more kilowatt-hours of electricity, and demand 128.7 more million cubic feet of natural gas per year.
Therefore, Alternative 2 would result in a greater impact to public utilities than the proposed Project.
Impact Sciences, Inc. 14.0-11 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
14.0 Project Alternatives
Table 14.0-3
Public Utilities — Project vs. Alternative 2
r
Water Wastewater Solid Waste
Demand Generation Generation
Electricity
Demand
Natural Gas
Demand
Project 152 AFY 122 AFY 186 TPY
1,717,719 kWh
14.3 MCF
Alternative 2 209 AFYr 167 AFY2 437 TPY3
1,730,000 kWh4
431 MCFs
Difference (57 AFY) (45 AFY) (251 TPY)
(12,281 kWh)
(128.7 MCF)
Note: AFY= acre-feet per year; TPY = tons per year; kWh = kilowatt-hours; MCF = million
cubic feet
I Source: Personal communication with Hector Rodriguez, CVWD, August 2, 2007.
Wastewater generation is estimated to be 80 percent water demand.
3 California Integrated Waste Management Board Estimated Solid Waste
Generation Rates. [Online]
23 February 2007.
<Iittp://zuwzu.cizumb.ca.gov/WasteCliai,/WasteGeiiRates>. If multiple factors for the
same land use were available,
the more conservative
estimates were chosen.
as SCAQMD CEQA Air Quality Handbook, 1993.
Transportation and Traffic
As discussed above, Alternative 2 would result in 8,777 more daily trips than the Project. Therefore, this
alternative would result in greater traffic impacts (both at the project level and cumulatively) in relation
to the existing traffic load and capacity of the street system. Alternative 2 would have a greater impact on
area intersections. The cumulative impacts associated with unfunded improvements would also occur
with this alternative, and could necessitate the construction of additional improvements to accommodate
the greater number of trips. Therefore, this alternative would result in greater project level impacts,
which could be significant and would also increase the severity of the significant and unavoidable
cumulative impacts associated with the Project.
Conclusion and Relationship to Project Objectives
Implementation of Alternative 2 would result in greater impacts to aesthetics, air quality, land use, noise,
police and fire protection, public utilities and traffic. Alternative 2 would result in lesser impacts to
schools, libraries and recreational facilities since the hotel and commercial space would not directly
introduce residents to the City of La Quinta, Since Alternative 2 would not avoid or substantially lessen
the significant air quality and traffic impacts associated with the Project and since Alternative 2 would
generally increase impacts, Alternative 2 would not be environmentally superior to the proposed Project.
Additionally, by implementing Alternative 2, the following General Plan and Project objectives would
not be met:
• The maintenance and protection of residential neighborhoods to assure that future housing needs are
met;
A broad range of housing types and choices for all residents of the City;
Impact Sciences, Inc. 14.0-12 Eden Rock at PGA West Subsequent EIR
223 12
November 2007
14.0 Project Alternatives
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style;
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley; and
• Develop a gated, self-contained community within PGA West that will offer residents access to first
class recreational facilities and amenities.
14.6.3 Alternative 3 — Reduced Density Alternative 1
Description and Analysis
Alternative 3 would eliminate the second stories of 27 Manor Homes, which are located along the
northern boundary of the Project Site. As a result, these Manor Homes would be duplex units instead of
triplex units. This would reduce the overall unit count by 27 units from 292 to 265 units.
Aesthetics
Due to the removal of the second stories of the 27 Manor Homes along the northern boundary of the
Project Site, Alternative 3 would incrementally reduce the visibility of the Manor Homes from viewing
locations generally north of the site and near the Project Site. The elimination of the second stories would
result in less view blockage than the proposed Project in this area of the site, insofar as the residents to the
east of the site would have less obstructed views of Santa Rosa Mountains. Therefore, Alternative 3
would have an incrementally lower impact regarding aesthetics.
However, as discussed in Section 4.0, Aesthetics, the Project would result in less than significant view
impacts. For this reason, Alternative 3 would not avoid or substantially lessen any significant aesthetics
impacts.
Air Quality
Construction of Alternative 3 would generate the same types of emissions during construction, and after
occupancy, as the proposed Project. The quantity of construction emissions would be incrementally
lower under the alternative due to the removal of 27 units. However, construction impacts would still be
significant due to site grading, which is required to the same extent for both the Project and alternative.
However, since the number of dwelling units would decrease by 27 units under Alternative 3, trip
generation and associated mobile source emissions would also decrease. As shown in Table 14.0-4,
Unmitigated Project Operational Emissions — Alternative 3, the alternative would generate
incrementally lower quantities of operational emissions during both the summer and winter periods.
Therefore, Alternative 3 would result in a lower impact to air quality.
Impact Sciences, Inc. 14.0-13 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
r
14.0 Project Alternatives
However, as discussed in Section 5.0, Air Quality, the proposed Project would result in less than
significant operational air quality impacts. Therefore, Alternative 3 would not avoid or substantially
lessen any significant air quality impacts.
Table 14.0-4
Unmitigated Project Operational Emissions - Alternative 3 f -
Source: Impact Sciences, Inc. Emissions calculations are provided iu Appendix 5.0.
Totals in table map not appear to add exactly due to rounding in the computer model calculations.
Summertime Emissions are representative of the conditions that may occur during the ozone season (May 1 to October 31).
Wintertime Emissions are representative of the conditions that may occur during the balance of the year (November 1 to April 30)
Cultural Resources
The extent of excavation and grading activity required under Alternative 3 and the proposed Project
would be the same. Therefore, the potential to unearth cultural resources beneath the site would be the
same under either development scenario. The same mitigation measures applied to the proposed Project
would be applied to Alternative 3. Therefore, Alternative 3 would result in equivalent impacts with
incorporation of mitigation.
Impact Sciences, Inc. 14.0-14 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
Emissions in Pounds per Day
Emissions Source
VOC
NOx
CO
SO2
PM10
PM2.5
Summertime Emissions,
Operational (Mobile) Sources
12.28
16.86
134.93
0.15
23.93
u
4.79
Area Sources
13.84
2.69
4.25
0.00
0.02
0.02
Summertime Emission Totals
26.12
19.55
139.18
0.15
23.95
4.81
Emissions Due To Proposed Project
28.77
21.53
153.04
0.17
26.39
5.31
Net Difference (Alternative 3 Less
- 2.65
- 1.98
- 13.86
- 0.02
- 2.44
- 0.50
Proposed Project)
Recommended Threshold
75
100
550
150
150
55 h
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Wintertime Emissions2
Operational (Mobile) Sources
12.96
20.02
131.00
0.13
23.93
4.79
Area Sources
13.69
4.12
1.77
0.01
0.12
0.12
Wintertime Emission Totals
26.65
24.14
132.77
0.14
24.05
4.91
Emissions Due To Proposed Project
29.36
26.58
146.30
0.15
26.50
5.42
Net Difference (Alternative 3 Less
- 2.71
- 2.44
- 13.53
- 0.01
- 2.45
- 0.51
Proposed Project)
Recommended Threshold
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Source: Impact Sciences, Inc. Emissions calculations are provided iu Appendix 5.0.
Totals in table map not appear to add exactly due to rounding in the computer model calculations.
Summertime Emissions are representative of the conditions that may occur during the ozone season (May 1 to October 31).
Wintertime Emissions are representative of the conditions that may occur during the balance of the year (November 1 to April 30)
Cultural Resources
The extent of excavation and grading activity required under Alternative 3 and the proposed Project
would be the same. Therefore, the potential to unearth cultural resources beneath the site would be the
same under either development scenario. The same mitigation measures applied to the proposed Project
would be applied to Alternative 3. Therefore, Alternative 3 would result in equivalent impacts with
incorporation of mitigation.
Impact Sciences, Inc. 14.0-14 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
14.0 Project Alteri2atives
Hydrology and Water Quality
Both Alternative 3 and the Project would increase impervious surface area on the site, improve the site
with drainage facilities, and introduce urban pollutant constituents into runoff from the site. As
discussed in Section 7.0, Hydrology and Water Quality, the proposed Project would result in less than
significant hydrology impacts. Alternative 3 would be expected to design similar drainage facilities and
provide similar improvements to the Project Site. Therefore, Alternative 3 would have equivalent
impacts related to hydrology and water quality.
Land Use
Similar to the proposed Project, implementation of this alternative would require General Plan land use
and zoning designation changes in order to allow the development of residential units on a site that had
previously been designated for a 1,000 -room hotel. This alternative would result in the same land uses as
the Project, with an approximately 9 percent reduction in the total number of units. The density of
Alternative 3 would be approximately 6 units per acre, which is slightly less than the density of the
proposed Project (7 units per acre). Both densities are consistent with the densities of PGA West, which
range from 5 to 8 units per acre. However, since the density, total number of units and heights of the
Manor Homes would incrementally reduce, this alternative would result in marginally lower land use
impacts than the proposed Project.
However, as discussed in Section 8.0, Land Use and Planning, the Project would not result in any
significant land use impacts. Therefore, this alternative would not avoid or substantially reduce any land
use impacts.
Noise
Due to the construction of 27 fewer units, Alternative 3 would result in marginally lower construction
noise impacts than those generated by the proposed Project. Similar to the proposed Project, operation of
Alternative 3 would generate roadway noise due to vehicle trips along PGA Boulevard and other
roadways in the Project area. Since the number of dwelling units would be reduced under Alternative 3,
the number of daily trips and associated mobile source noise levels would also generally decrease.
However, as shown in Table 14.0-5, 2020 With Proposed Project and Alternative 3 Noise Levels, the
difference in noise levels would not exceed 0.1 decibels. Therefore, roadway noise levels under
Alternative 3 would be comparable to those associated with the Project. Nevertheless, since construction
noise would be incrementally reduced, noise impacts under Alternative 3 would be incrementally lower.
However, as discussed in Section 9.0, Noise, the Project would result in less than significant noise
impacts. Therefore, Alternative 3 would not avoid or substantially lessen any significant noise impacts.
Impact Sciences, Inc, 14.0-15 Eden Rock at PGA Wesf Subsequent EIR
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14.0 Project Alternatives
Table 14.0-5
2020 With Proposed Project and Alternative 3 Noise Levels
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
For roadway segnzent limits, refer to the traffic study (Appendix 11.0).
2 Roadzoay noise levels for Alternative 3 are based ou the Project trip distribution percentages for the proposed Project.
Public Services
Under this alternative, the number of residents added to the City would decrease from approximately 832
residents (292 units x 2.85 residents/unit)6 to approximately 755 residents (265 units x 2.85 residents/unit),
which is a 9 percent reduction. Therefore, the demand for public services would decrease by
approximately 9 percent under Alternative 3. As a result, this alternative would result in a marginal
decrease in impacts associated with public services.
However, as discussed in Section 10.0, Public Services, the Project would result in less than significant
impacts related to all public services. Therefore, Alternative 3 would not avoid or substantially lessen
any significant public services impacts.
6 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
Impact Sciences, Inc. 14.0-16 Eden Rock at PGA West Subsequent EIR
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Roadway Noise Levels (CNEL)
Difference
2020 With
2020 With
in Decibel
Roadway Segment'
Proposed Project
Alternative 32
Level
Washington St between Hwy 111 & Ave 48
73.1
73.1
0.0
Washington St between Ave 48 & Ave 50
72.7
72.7
0.0
Washington St between Ave 50 & Ave 52
70.7
70.7
0.0
Jefferson St between Hwy 111 & Ave 48
70.4
70.5
0.1
Jefferson St between Ave 48 & Ave 50
71.6
71.6
0.0
Jefferson St between Ave 50 & Ave 52
69.8
69.8
0.0
Jefferson St between Ave 52 & 541h Ave
71.6
71.6
0.0
PGA Blvd between 541h Ave & Project Site
61.3
61.2
- 0.1
Madison St between Ave 52 & 5411, Ave
68.4
68.4
0.0
Madison St between 541h Ave & Airport Blvd
70.8
70.8
0.0
Ave 50 west of Washington St
68.9
68.9
0.0
Ave 50 between Washington St & Jefferson St
68.6
68.6
0.0
Ave 50 between Jefferson St & Madison St
67.7
67.6
- 0.1
541h Ave west of Jefferson St
48.8
48.8
0.0
54", Ave between Jefferson St & Madison St
67.6
67.6
0.0
541h Ave east of Madison St
60.0
60.1
0.1
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project will reduce these noise levels.
For roadway segnzent limits, refer to the traffic study (Appendix 11.0).
2 Roadzoay noise levels for Alternative 3 are based ou the Project trip distribution percentages for the proposed Project.
Public Services
Under this alternative, the number of residents added to the City would decrease from approximately 832
residents (292 units x 2.85 residents/unit)6 to approximately 755 residents (265 units x 2.85 residents/unit),
which is a 9 percent reduction. Therefore, the demand for public services would decrease by
approximately 9 percent under Alternative 3. As a result, this alternative would result in a marginal
decrease in impacts associated with public services.
However, as discussed in Section 10.0, Public Services, the Project would result in less than significant
impacts related to all public services. Therefore, Alternative 3 would not avoid or substantially lessen
any significant public services impacts.
6 State of California, Department of Finance, "E-5 Population and Housing Estimates for Cities, Counties and the
State, 2001-2007, with 2000 Benchmark." [Online] 13 July 2007, <www.dof.ca.gov>.
Impact Sciences, Inc. 14.0-16 Eden Rock at PGA West Subsequent EIR
223.12 November 2007
14.0 Project Alternatives
Public Utilities
Since Alternative 3 would reduce the number of dwelling units, impacts associated with the provision of
utilities to serve this alternative would also be reduced. As shown in Table 14.0-6, Public Utilities —
Project vs. Alternative 3, Alternative 3 would demand 14 fewer acre-feet of water, generate 11 fewer
acre-feet of wastewater, generate 17 fewer tons of solid waste, demand 154,595 fewer kilowatt-hours of
electricity, and demand 1.3 fewer million cubic feet of natural gas per year. Therefore, Alternative 3
would result in a decreased demand for public utilities and would result in lower impacts than those
associated with the proposed Project.
Table 14.0-6
Public Utilities — Project vs. Alternative 3
As discussed in Section 12.0, Public Utilities, the proposed Project would result in less than significant
impacts related to public utilities. Therefore, Alternative 3 would not avoid or substantially lessen any
significant public utilities impacts.
Transportation and Traffic
As discussed above, this alternative would result in 158 fewer daily trips than the Project.7 Therefore, in
comparison to the proposed Project, this alternative would result in less traffic in relation to the existing
j traffic load and capacity of the street system. The reduction of 158 trips would reduce the impact to
Project area intersections by about 9 percent. Therefore, this alternative would result in lower Project
` level impacts related to traffic. However, as discussed in Section 11.0, Transportation, Traffic, Parking,
and Circulation, the Project would not result in a significant Project -level traffic impact with
implementation of mitigation. Therefore, Alternative 3 would not avoid or substantially lessen
C significant Project -level traffic impacts.
7 Based on trip generation rates provided by the Institute of Transportation Engineers (ITE), Trip Generation, 711
Edition, 2003.
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Water
Demand
Wastewater
Generation
Solid Waste
Generation
Electricity
Demand
Natural Gas
Demand
Project
152 AFY
122 AFY
186 TPY
1,717,719 kWh
14.3 MCF
Alternative 3
(9 percent DU
138 AFY
111 AFY
169 TPY
1,563,124 kWh
13 MCF
decrease)
Difference
14 AFY
11 AFY
17 TPY
154,595 kWh
1.3 MCF
Note: DU= dwelling relit; AFY= acre-feet per year; TPY= tons per year; kWh=M07oatt-!fours; MCF= million cubic feet
As discussed in Section 12.0, Public Utilities, the proposed Project would result in less than significant
impacts related to public utilities. Therefore, Alternative 3 would not avoid or substantially lessen any
significant public utilities impacts.
Transportation and Traffic
As discussed above, this alternative would result in 158 fewer daily trips than the Project.7 Therefore, in
comparison to the proposed Project, this alternative would result in less traffic in relation to the existing
j traffic load and capacity of the street system. The reduction of 158 trips would reduce the impact to
Project area intersections by about 9 percent. Therefore, this alternative would result in lower Project
` level impacts related to traffic. However, as discussed in Section 11.0, Transportation, Traffic, Parking,
and Circulation, the Project would not result in a significant Project -level traffic impact with
implementation of mitigation. Therefore, Alternative 3 would not avoid or substantially lessen
C significant Project -level traffic impacts.
7 Based on trip generation rates provided by the Institute of Transportation Engineers (ITE), Trip Generation, 711
Edition, 2003.
Impact Sciences, Inc. 14.0-17 Eden Rock at PGA West Subsequent EIR
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14.0 Project Alteniatives
Although the alternative would reduce the number of trips by 9 percent, cumulative traffic impacts
would remain significant and unavoidable. The alternative would add at least 10 peak hour trips to the
critical movements at a critical intersection and thus is projected to cause a Level of Service (LOS) change
greater than those defined in Table 11.0-4, Thresholds for Changes in LOS at Intersections by the Year
2020. Since Alternative 3 would exceed this threshold, this alternative would also result in a significant
cumulative impact. However, since this alternative would decrease the number of daily trips by 158
trips, implementation of Alternative 3 would lessen the significant cumulative traffic impact.
Conclusion and Relationship to Project Objectives
Alternative 3 would reduce impacts to aesthetics, air quality, land use, noise, public services, public
f-
utilities and traffic. Alternative 3 would substantially lessen, but not avoid, the significant and
unavoidable cumulative traffic impact. By completing a project with 27 fewer units at this site, the
following Project objectives would be met, but not to the same extent as the Project would meet them:
• A broad range of housing types and choices for all residents of the City;
• Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
• Provide luxury second or weekend homes within the destination communities of PGA West and the
greater Coachella Valley.
14.6.4 Alternative 4 — Reduced Density 2
Description and Analysis
Alternative 4 would reduce the development density to four dwelling unit per acre, which is consistent
with the General Plan land use designation of Low Density Residential. Therefore, under this alternative,
a maximum of 167 dwelling units would be developed on the Project Site. All dwelling units would be
single-family detached units. According to Title 9, Zoning, Chapter 9.50, Residential Development
Standards of the City of La Quinta Municipal Code, a maximum building height of 28 feet/2 stories
applies to Low Density Residential development.
Aesthetics
Alternative 4 would decrease the development density on the site. All buildings could have a maximum
height of 28 feet. In contrast, the proposed Project would include 83 Courtyard Homes with building
heights ranging from 17 to 25 feet on the western and southern edges of the Project Site and 83 Manor
Homes with building heights of 27 feet on the northern edge of the Project Site. The Village Homes,
Impact Sciences, Inc. 14.0-18 Eden Kock at PGA West Subsequent EIR
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14.0 Project Alternatives
which would have a maximum building height of 33 feet, and the clock tower, which would have a
height of 43 feet, would be located in the interior of the Project Site.
As discussed in Section 4.0, Aesthetics, the Courtyard and Manor Homes located along the perimeter of
the site would be the most visibly prominent structures under the proposed Project. However, since the
maximum building heights of those units (17 to 27 feet) are comparable to the maximum building height
under Alternative 4 (28 feet), views of the Project Site perimeter from off-site vantage points would
remain similar under both development scenarios. However, the mass of the single-family residential
structures under Alternative 4 would be considerably lower than the mass of the multi -family and single-
family attached structures proposed by the Project. Therefore, the building height and mass under
Alternative 4 would marginally reduce the impact to the views associated with the proposed Project.
Additionally, light and glare impacts under Alternative 4 would be less than those under the proposed
Project due to the reduction in the total number of units. Furthermore, the decrease in trip generation
would decrease the frequency of passing vehicle headlights.
However, as discussed in Section 4.0, Aesthetics, the Project would result in less than significant view
impacts. For this reason, Alternative 4 would not avoid or substantially lessen any significant aesthetics
impacts.
Air Quality
Construction of Alternative 4 would generate the same types of emissions during construction as the
proposed Project. The quantity of construction emissions would be lower under this alternative due to
the overall reduction in project scale. However, construction impacts would still be significant due to site
grading, which is required to the same extent for both the Project and alternative. However, since the
number of dwelling units would decrease from 292 to 167 units under Alternative 4, trip generation and
associated mobile source emissions would also decrease. As shown in Table 14.0-7, Unmitigated Project
Operational Emissions — Alternative 4, the alternative would generate incrementally lower quantities of
operational emissions during both the summer and winter periods. Therefore, Alternative 4 would result
in a lower impact to air quality.
However, as discussed in Section 5.0, Air Quality, the proposed Project would result in less than
significant air quality impacts. Therefore, Alternative 4 would not avoid or substantially lessen any
significant air quality impacts.
Impact Sciences, Inc. 14.0-19 Eden Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Table 14.0-7
Unmitigated Project Operational Emissions - Alternative 4
Emissions in Pounds per Day
Emissions Source VOC NOx CO SO2 PMio PM2.5
Summertime Emissions'
Operational (Mobile) Sources
12.01
17.35
138.87
0.15
24.62
4.93
Area Sources
10.46
2.87
10.20
0.00
0.04
0.04
Summertime Emission Totals
22.47
20.22
149.07
0.15
24.66
4.97
Emissions Due To Proposed Project
28.77
21.53
153.04
0.17
26.39
5.31
Net Difference (Alternative 4 Less
- 6.30
- 1.31
- 3.97
- 0.02
- 1.73
- 0.34
Proposed Project)
j
Recommended Threshold
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Wintertime Emissions2
I
Operational (Mobile) Sources
13.05
20.60
134.82
0.13
24.62
4.93
Area Sources
9.07
4.16
1.79
0.01
0.12
0.12 i
Wintertime Emission Totals
22.12
24.76
136.61
0.14
24.74
5.05
Emissions Due To Proposed Project
29.36
26.58
146.30
0.15
26.50
5.42
Net Difference (Alternative 4 Less
- 7.24
- 1.82
- 9.69
- 0.01
- 1.76
- 0.37
Proposed Project)
Recommended Threshold
75
100
550
150
150
55
Exceeds Threshold?
NO
NO
NO
NO
NO
NO
Source: Impact Sciences, hic. Emissions calculations are provided iu
Appendix 5.0.
Totals iu table may not appear to add exactly due to
rounding iu the
computer model
calculations.
I Smmo7ertflne Emissions are representative of the
conditions that may occur during
the ozone season
(May Ito Octobel-31).
'- Wintertime Emissions are representative of the conditions that may occur during the balance of the year (November Ito April 30).
Cultural Resources
The extent of excavation and grading activity required under Alternative 4 and the proposed Project
would be the same. Therefore, the potential to unearth cultural resources beneath the site would be the
same under either development scenario. The same mitigation measures applied to the proposed Project
would be applied to Alternative 4. Therefore, Alternative 4 would result in equivalent impacts with
incorporation of mitigation.
Hydrology and Water Quality
Both Alternative 4 and the Project would increase impervious surface area on the site, improve the site
with drainage facilities, and introduce urban pollutant constituents into runoff from the site. Since the
density of Alternative 4 would decrease to 4 units per acre, Alternative 4 would have greater areas of
pervious surfaces, and would generate lower storm flows and fewer pollutants. Therefore, this
alternative would marginally decrease impacts associated with hydrology and water quality.
Impact Sciences, Inc. 14.0-20 Eden Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Land Use
r Similar to the proposed Project, implementation of this alternative would require General Plan land use
and zoning designation changes in order to allow the development of residential units on a site that had
previously been designated for a 1,000 -room hotel. This alternative would develop single-family
detached units, whereas the proposed Project would develop single-family attached and multi -family
unit structures. Since the majority of PGA West contains single-family detached units, Alternative 4
would be incrementally more consistent with surrounding land uses within PGA West. Additionally, the
decrease in density, the total number of units and building heights would further reduce land use
impacts.
However, as discussed in Section 8.0, Land Use and Planning, the Project would not result in any
significant land use impacts. Therefore, this alternative would not avoid or substantially reduce any land
use impacts
Noise
Due to the overall reduction in scale, Alternative 4 would result in marginally lower construction noise
impacts than those generated by the proposed Project. Similar to the proposed Project, operation of
Alternative 4 would generate roadway noise due to vehicle trips along PGA Boulevard and other
roadways in the Project area. Since the number of dwelling units would be reduced under Alternative 4,
the number of daily trips and associated mobile source noise levels would also generally decrease.
However, as shown in Table 14.0-8, 2020 With Proposed Project and Alternative 4 Noise Levels, the
difference in noise levels would not exceed 0.1 decibels. Therefore, roadway noise levels under
Alternative 4 would be comparable to those associated with the Project. Nevertheless, since construction
noise would be incrementally reduced, noise impacts under Alternative 4 would be incrementally lower.
However, as discussed in Section 9.0, Noise, the Project would result in less than significant noise
impacts. Therefore, Alternative 4 would not avoid or substantially lessen any significant noise impacts.
Table 14.0-8
2020 With Proposed Project and Alternative 4 Noise Levels
Roadway Noise Levels (CNEL)
Difference
2020 With
2020 With
in Decibel
Roadway Segment'
Proposed Project
Alternative 42
Level
Washington St between Hwy 111 & Ave 48
73.1
73.1
0.0
Washington St between Ave 48 & Ave 50
72.7
72.7
0.0
Washington St between Ave 50 & Ave 52
70.7
70.7
0.0
Jefferson St between Hwy 111 & Ave 48
70.4
70.5
0.1
Impact Sciences, Inc.
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9
14.0 Project Alternatives
Difference
in Decibel
Level
0.0
0.0
0.0
- 0.1
0.0
0.0
0.0
0.0
- 0.1
0.0
0.0
0.1
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project zvill reduce these noise levels.
I For roadway segment limits, refer to the traffic study (Appendix 11.0).
Roadzvay noise levels for Alternative 4 are based on the Project trip distribution percentages for the proposed Project.
Public Services
Under this alternative, the number of residents added to the City would decrease from approximately 832
residents (292 units x 2.85 residents/unit) to approximately 476 residents (167 units x 2.85 residents/unit),
which is an approximately 43 percent decrease. Therefore, the demand for public services would
decrease by approximately 43 percent under Alternative 4. As such, this alternative would have a
substantially lower impact to public services than the proposed Project.
However, as discussed in Section 10.0, Public Services, the Project would result in less than significant
impacts related to all public services. Therefore, although Alternative 4 would reduce the severity of
impacts, it would not avoid or substantially lessen any significant public services impacts.
Public Utilities
Since Alternative 4 would reduce the number of dwelling units, impacts associated with the provision of
utilities to serve this alternative would also be reduced. As shown in Table 14.0-9, Public Utilities -
Project vs. Alternative 4, Alternative 4 would demand 65 fewer acre-feet of water, generate 52 fewer
acre-feet of wastewater, generate 46 fewer tons of solid waste, demand 738,619 fewer kilowatt-hours of
electricity, and demand 6.3 fewer million cubic feet of natural gas per year. Therefore, Alternative 4
would result in a decreased demand for public utilities and would result in lower impacts than those
associated with the proposed Project.
Impact Sciences, Inc. 14.0-22 Erten Rock at PGA West Subsequent EIR
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Roadway Noise Levels (CNEL)
2020 With
2020 With
Roadway Segment'
Proposed Project
Alternative 42
Jefferson St between Ave 48 & Ave 50
71.6
71.6
Jefferson St between Ave 50 & Ave 52
69.8
69.8
Jefferson St between Ave 52 & 54t1, Ave
71.6
71.6
PGA Blvd between 54t1, Ave & Project Site
61.3
61.2
Madison St between Ave 52 & 54t1, Ave
68.4
68.4
Madison St between 54t1, Ave & Airport Blvd
70.8
70.8
Ave 50 west of Washington St
68.9
68.9
Ave 50 between Washington St & Jefferson St
68.6
68.6
Ave 50 between Jefferson St & Madison St
67.7
67.6
54t1, Ave west of Jefferson St
48.8
48.8
54i1, Ave between Jefferson St & Madison St
67.6
67.6
54i1, Ave east of Madison St
60.0
60.1
Difference
in Decibel
Level
0.0
0.0
0.0
- 0.1
0.0
0.0
0.0
0.0
- 0.1
0.0
0.0
0.1
Source: Impact Sciences, Inc., Calculations are provided in Appendix 9.0. Noise levels assume no attenuation by barriers. Intervening walls,
setbacks, and structures proposed by the Project zvill reduce these noise levels.
I For roadway segment limits, refer to the traffic study (Appendix 11.0).
Roadzvay noise levels for Alternative 4 are based on the Project trip distribution percentages for the proposed Project.
Public Services
Under this alternative, the number of residents added to the City would decrease from approximately 832
residents (292 units x 2.85 residents/unit) to approximately 476 residents (167 units x 2.85 residents/unit),
which is an approximately 43 percent decrease. Therefore, the demand for public services would
decrease by approximately 43 percent under Alternative 4. As such, this alternative would have a
substantially lower impact to public services than the proposed Project.
However, as discussed in Section 10.0, Public Services, the Project would result in less than significant
impacts related to all public services. Therefore, although Alternative 4 would reduce the severity of
impacts, it would not avoid or substantially lessen any significant public services impacts.
Public Utilities
Since Alternative 4 would reduce the number of dwelling units, impacts associated with the provision of
utilities to serve this alternative would also be reduced. As shown in Table 14.0-9, Public Utilities -
Project vs. Alternative 4, Alternative 4 would demand 65 fewer acre-feet of water, generate 52 fewer
acre-feet of wastewater, generate 46 fewer tons of solid waste, demand 738,619 fewer kilowatt-hours of
electricity, and demand 6.3 fewer million cubic feet of natural gas per year. Therefore, Alternative 4
would result in a decreased demand for public utilities and would result in lower impacts than those
associated with the proposed Project.
Impact Sciences, Inc. 14.0-22 Erten Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Note: DU = dzoelling it AFY = acre feet per year; TPY= tans per year; kWli =kilowatt-hours; MCF = million cubic feet
I Based on singlefamily generation rate and 167 units.
As discussed in Section 12.0, Public Utilities, the proposed Project would result in less than significant
impacts related to public utilities. Therefore, Alternative 4 would not avoid or substantially lessen any
significant public utilities impacts.
Transportation and Traffic
As discussed above, this alternative would result in 113 fewer daily trips than the Project.8 Therefore, in
comparison to the proposed Project, this alternative would result in a smaller increase in traffic in relation
to the existing traffic load and capacity of the street system. The reduction of 113 trips would reduce the
impact to Project area intersections by about 7 percent. Therefore, this alternative would result in lower
Project level impacts related to traffic. However, as discussed in Section 11.0, Transportation, Traffic,
Parking, and Circulation, the Project would not result in a significant Project -level traffic impact with
implementation of mitigation. Therefore, Alternative 4 would not avoid or substantially lessen
significant Project -level traffic impacts.
Although the alternative would reduce the number of trips by 9 percent, cumulative traffic impacts
would remain significant and unavoidable. Alternative 4 would add at least 10 peak hour trips to the
critical movements at a critical intersection and thus is projected to cause a LOS change greater than those
defined in Table 11.0-4, Thresholds for Changes in LOS at Intersections, by the year 2020. Since
Alternative 4 would exceed this threshold, Alternative 4 would also result in a significant cumulative
impact. However, since this alternative would decrease the number of daily trips by 113 trips,
implementation of Alternative 4 would lessen the significant cumulative traffic impact.
8 Based on trip generation rates provided by the Institute of Transportation Engineers (ITE), Trip Generation, Th
Edition, 2003.
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Table 14.0-9
Public Utilities
— Project vs. Alternative 4
Water
Wastewater
Solid Waste
Electricity
Natural Gas
Demand
Generation
Generation
Demand
Demand
Project
152 AFY
122 AFY
186 TPY
1,717,719 kWh
14.3 MCF
Alternative 3
(43 percent
87 AFY
70 AFY
140 TPY'
979,100 kWh
8 MCF
DU decrease)
Difference
65 AFY
52 AFY
46 TPY
738,619 kWh
6.3 MCF
Note: DU = dzoelling it AFY = acre feet per year; TPY= tans per year; kWli =kilowatt-hours; MCF = million cubic feet
I Based on singlefamily generation rate and 167 units.
As discussed in Section 12.0, Public Utilities, the proposed Project would result in less than significant
impacts related to public utilities. Therefore, Alternative 4 would not avoid or substantially lessen any
significant public utilities impacts.
Transportation and Traffic
As discussed above, this alternative would result in 113 fewer daily trips than the Project.8 Therefore, in
comparison to the proposed Project, this alternative would result in a smaller increase in traffic in relation
to the existing traffic load and capacity of the street system. The reduction of 113 trips would reduce the
impact to Project area intersections by about 7 percent. Therefore, this alternative would result in lower
Project level impacts related to traffic. However, as discussed in Section 11.0, Transportation, Traffic,
Parking, and Circulation, the Project would not result in a significant Project -level traffic impact with
implementation of mitigation. Therefore, Alternative 4 would not avoid or substantially lessen
significant Project -level traffic impacts.
Although the alternative would reduce the number of trips by 9 percent, cumulative traffic impacts
would remain significant and unavoidable. Alternative 4 would add at least 10 peak hour trips to the
critical movements at a critical intersection and thus is projected to cause a LOS change greater than those
defined in Table 11.0-4, Thresholds for Changes in LOS at Intersections, by the year 2020. Since
Alternative 4 would exceed this threshold, Alternative 4 would also result in a significant cumulative
impact. However, since this alternative would decrease the number of daily trips by 113 trips,
implementation of Alternative 4 would lessen the significant cumulative traffic impact.
8 Based on trip generation rates provided by the Institute of Transportation Engineers (ITE), Trip Generation, Th
Edition, 2003.
Impact Sciences, Inc. 14.0-23 Eden Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Conclusion and Relationship to Project Objectives
Alternative 4 would reduce impacts associated with aesthetics, air quality, hydrology and water quality,
land use, noise, public services, public utilities and traffic. Alternative 4 would substantially lessen, but
not avoid, the significant and unavoidable cumulative traffic impact. Alternative 4, which would develop
single-family detached units instead of multi -family units, would not meet the following General Plan
and Project objectives:
• A broad range of housing types and choices for all residents of the City;
Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
14.6.5 Alternative 5 — Reduced Height Alternative
Description and Analysis
Y
Alternative 5 would eliminate the third level room from several of the Village Homes (Plans B and F) and t
would reduce the height of, or eliminate, the clock tower. Similar to the proposed Project, Alternative 5
would develop 292 dwelling units.
Aesthetics
Under Alternative 5, removal of the third stories from Village Homes would decrease the ridge roof
heights of those units from approximately 33 feet to 27 feet. This height of 27 feet would be equivalent to
the ridge roof height of the two-story Village Homes. Additionally, Alternative 5 would decrease the
height of, or eliminate, the 43 -foot -high clock tower. However, Section 4.0, Aesthetics, determined that
views of these structures would be largely shielded due to intervening Courtyard and Manor Homes and
the site topography. The Courtyard and Manor Homes, which are proposed along the perimeter of the
site, would have the most prominent visual impacts. Therefore, although Alternative 5 would reduce the
height of the Village Homes and the clock tower, this modification would not substantially alter views
associated with the proposed Project. Additionally, light and glare impacts under Alternative 5 would be
similar to those under the Project. Since Section 4.0, Aesthetics, determined that the Project would result
in less than significant aesthetics impacts, this alternative would not avoid or substantially lessen any
significant aesthetics impacts.
Air Quality
Construction of Alternative 5 would generate the same types of emissions during construction, and after
occupancy, as the proposed Project. The quantity of construction emissions would be identical under
Impact Sciences, Inc. 14.0-24 Eden Rock at PGA West Subsequent EIR
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November 2007
14.0 Project Alternatives
both the Project and the alternative. Additionally, since both the Project and Alternative 5 include the
number of dwelling units, trip generation would be the same. Accordingly, operational emissions would
be the same under both scenarios.
Cultural Resources
The extent of excavation and grading activity required under Alternative 5 and the proposed Project
would be the same. Therefore, the potential to unearth cultural resources beneath the site would be the
same under either development scenario. As discussed in Section 6.0, Cultural Resources, the proposed
Project would result in less than significant impacts to cultural resources with implementation of
mitigation. Therefore, Alternative 5 would also result in less than significant impacts with mitigation.
Hydrology and Water Quality
Both Alternative 5 and the Project would increase impervious surface area on the site, improve the site
with drainage facilities, and introduce urban pollutant constituents into runoff from the site. The impacts
associated with this alternative would be identical to the proposed Project
Land Use
Implementation of this alternative would require General Plan land use and zoning designation changes
in order to allow the development of residential units on a site that had previously been designated for a
1,000 -room hotel. The land use would remain the same. Therefore, this alternative would result in the
same land use impacts as the proposed Project.
Noise
Similar to the Project, the construction phase of Alternative 5 would result in temporary increases in noise
and vibration levels. Operation of Alternative 5 would generate roadway noise due to vehicle trips along
PGA Boulevard, which provides access to the site. Since the number of dwelling units would be the same
under both the Project and Alternative 5, the number of daily trips would be equivalent. Therefore, this
alternative would result in the same noise impacts as those associated with the proposed Project.
Public Services
The number of residents added to the City would be the same under both the Project and Alternative
5 since both would develop 292 dwelling units. Therefore, the demand for fire, police, school, library,
and recreational services would be similar under both scenarios.
Impact Sciences, Inc. 14.0-25 Eden Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Public Utilities
Since the number of dwelling units would be the same under both the Project and Alternative 5, impacts
associated with the provision of utilities would be similar under both scenarios.
Transportation and Traffic
As discussed above, this alternative would generate the same number of vehicle trips per day as the
proposed Project. Therefore, the proposed Project and this alternative would result in an equivalent
increase in traffic in relation to the existing traffic load and capacity of the street system. As discussed in
Section 11.0, Transportation, Traffic, Parking, and Circulation, the Project would result in less than
significant Project -level impacts and could result in significant and unavoidable cumulative impacts; at
least until the proposed traffic improvements are installed.
Conclusion and Relationship to Project Objectives
Since Alternative 5 would develop 292 multi -family dwelling units, it would achieve the General Plan's
goals and Project objectives in the same way as the proposed Project.
14.7 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
Of the alternatives analyzed in this document, the No Project Alternative is considered the
environmentally superior alternative, given that it would avoid any impact to the site. However, the No
Project Alternative would not meet the objectives of the proposed Project.
The CEQA Guidelines require that, if the No Project Alternative is determined to be the environmentally
superior alternative, an environmentally superior alternative must also be identified among the
remaining alternatives.9 Alternative 4, Reduced Density 2, which would develop 167 single-family
detached residential units, would substantially lessen, but not avoid, the significant and unavoidable
cumulative traffic impacts associated with the Project due to the decrease in trip generation.
Furthermore, this alternative would substantially reduce impacts to aesthetics, air quality, hydrology,
land use, noise, public services and public utilities due to the decrease in the number of units, building
height, Project population and density. However, since Alternative 4 would develop single-family units
instead of multi -family units, it would not meet the following objectives:
• A broad range of housing types and choices for all residents of the City;
9 California Code of Regulations, Title 14, Division 6, Chapter 3, California Environmental Quality Act (CEQA)
Guidelines, §15126.6, 2004.
Impact Sciences, Inc. 14.0-26 Erten Rock at PGA West Subsequent EIR
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14.0 Project Alternatives
Provide PGA West residents with the option to downscale from larger single-family units to smaller
multi -family units while retaining the PGA West life style.
Additionally, Alternative 4 is not economically feasible.
Impact Sciences, Inc. 14.0-27 Eden Rock tit PGA West Subsequent EI R
223.12 November 2007
15.0 PREPARERS AND PERSONS CONSULTED
15.1 PREPARERS
Persons directly involved in the review and preparation of this report include:
Impact Sciences, Inc. — EIR Preparation
Tony Locacciato, Managing Principal
Ali Mir, Project Manager
Lucy Barraza, Project Planner
Alan Sako, Project Scientist
Betty Sears, Staff Planner
Lee Jaffe, Staff Planner
Deborah Roberts, Staff Planner
Thomas Brauer, Graphics Coordinator
Leslie Fitzgerald, Publications Manager
Ian Hillway, Publications Coordinator
Douglas Brown, Publications Editor
Lead Agency
City of La Quinta Planning Department
78-495 Calle Tampico
La Quinta, CA 92253
Contact: Wallace Nesbit, Principal Planner
15.2 PERSONS CONSULTED
Coachella Valley Unified School District
Elsa F. Esqueda, Director of Facilities, Planning and Construction
Coachella Valley Water District
Mark Johnson, Director of Engineering
Elsie Meyer, Sanitation Engineer
Hector Rodriguez
HF&H Consultants
Debbie Morris
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15.0 Preparers and Persons Consulted
Riverside County Fire Department
George Fish
John Godwin
Erin Reynolds
Riverside County Sherriff's Department, Indio Station
Ray Gregory, Lieutenant
Riverside County Library System, La Quinta Library
Beth Foley, Acting City Librarian
RK Engineering Group, Inc.
Robert Kahn, P.E.
Hasan Bajwa
South Coast Air Quality Management District
Steve Smith, Program Supervisor
Impact Sciences, Inc. 15.0-2 Eden Rock at PGA West Subsequent EIR
223-12 November 2007
16.0 REFERENCES
California Air Resources Board. "Area Designations Maps/State and National." [Online] [July 26, 2007].
<http://www.arb.ca.gov/desig/adm/adm.htm>.
California Air Resources Board. Emission Inventory Data, 2006 Estimated Annual Average Emissions:
Riverside County - Salton Sea Air Basin. [Online] October 11, 2007 <http://www.arb.ca.gov/
app/emsinv/emseicl_query.php>.
California Department of Transportation, "California Scenic Highway Program," 18 October 2007,
<http://www. d ot. ca. gov/hq/LandArch/scenic_highways/scenic_hwy.htm>.
California Energy Commission, 2005 Integrated Energy Policy Report, November 2005, p. 40.
California Energy Commission. Inventory of California Greenhouse Gas Emissions and Sinks 1990 to
2004. December 2006. <http://www.energy.ca.gov/2006publications/CEC-600-2006-013/CEC-600-
2006-013-SF.PDF>
California Environmental Protection Agency, Climate Action Team, Climate Action Team Report to
Governor Schwarzenegger and the Legislature. March 2006.
California Environmental Quality Act, Public Resources Code, Section 21000 et seq. 2007
California Environmental Quality Act Guidelines, California Code of Regulations, Title 14, Division 6,
Chapter 3, Section 15064(h)(4).
California Environmental Quality Act Guidelines, California Code of Regulations, Title 14, Division 6,
Chapter 3, Section 15065(a)(3).
California Environmental Quality Act Guidelines, California Code of Regulations, Title 14, Division 6,
Chapter 3, Section 15130.
California Gas & Utilities, 2006 California Gas Report.
Carbon Planet Pty Ltd. Available Online: <http://www.carbonplanet.com/home/country_emissions.php.>
Date Accessed: July 5, 2007.
City of La Quinta Comprehensive General Plan Draft Environmental Impact Report, SCH No.
2000091023, prepared by Terra Nova Planning & Research, Inc., July 2001.
City of La Quinta Comprehensive General Plan, March 2002.
City of La Quinta, Comprehensive General Plan, January 2000, "Exhibit 8.5, Flood Hazard Map."
City of La Quinta, Development Impact Fee Study, July 5, 2006.
City of La Quinta, "Save Money and Conserve Our Natural Resources by Recycling Your Construction
and Demolition Debris," [Online] July 20, 2007, <http://www.la-quinta.org/Index.asp?page=382>.
Impact Sciences, Ina 16.0-1 Eden Rock at PGA West Subsequent EIR
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r
16.0 References
Coachella Valley Organization of Governments, CVMSHCP Website, 18 October 2007,
<http://www.cvmshcp.org/Plan—Maps—New.htm>.
Coachella Valley Unified School District, "School Facilities Needs Analysis", May 18, 2007, prepared by
Special District Financing and Administration.
Coachella Valley Water District, 2005 Urban Water Management.
CRM TECH, Paleontological Resources Assessment (September 2004). ` _.
CRM TECH, Phase I Historical/Archeological Resources Assessment (October 2005).
Eden Rock at PGA West Website, FAQs, [Online]<http://www.edenrockhoa.com/FAQs.htm>, July 23,
2007.
Email communication from Debbie Morris, HF&H Consultants, LLC, July 26, 2007.
Email correspondence with Beth Foley, Acting City Librarian, La Quinta Library, June 26, 2007.
Email correspondence with Wallace Nesbit, Principal Planner, Community Development Department,
June 22, 2007.
Email correspondence with Wallace Nesbit, Principal Planner, Community Development Department,
July 5, 2007.
Email correspondence with Wallace Nesbit, Principal Planner, Community Development Department,
October 9, 2007.
Energy Information Administration. Alternatives to Traditional Transportation Fuels 1994. July 17 2002.
<http://www. eia. doe.gov/cneaf/alternate/page/environment/exec2.html>.
Energy Information Administration. Other Gases: Hydrofluorocarbons, Perfluorocarbons, and Sulfur
Hexafluoride. October 29, 2001. <http://www.eia.doe.gov/oiaf/1605/gg00rpt/other_gases.html>.
Environmental Protection Agency. 'Region 9: Air Programs, Air Quality Maps." [Online] [July 19, 2007].
<http://www.epa.gov/region9/air/maps/maps—top.html>.
Highway Noise Fundamentals, (Springfield, Virginia: U.S. Department of Transportation, Federal
Highway Administration, September 1980).
Highway Noise Mitigation, (Springfield, Virginia: U.S. Department of Transportation, Federal Highway
Administration, September 1980).
Imperial Irrigation District website, August 18, 2006. <www.iid.com>.
Integrated Waste Management Board, 'Jurisdictional Profile for City of La Quinta: Overall Waste Stream:
Diversion," [Online] July 24, 2007, <http://www.ciwmb.ca.gov/>.
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16.0 References
Intergovernmental Panel on Climate Change. Climate Change 1995: The Science of Climate Change -
Contribution of Working Group I to the Second Assessment Report of the IPCC. Cambridge
(UK): Cambridge University Press. 1996.
Intergovernmental Panel on Climate Change, Climate Change 2001: Tropospheric Ozone. March 24,
2006. <http://www.grida.no/climate/ipcc_tar/wgl/142.htm>.
Intergovernmental Panel on Climate Change. Climate Change 2007: The Physical Science Basis,
Summary for Policymakers. February 2007. <http://ipcc-wgl.ucar.edu/wg1/docs/
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