CC Resolution 1997-021^!N? RESOLUTION 97-21
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 96-331 PREPARED
FOR VESTING TENTATIVE TRACT MAP 28458 AND SITE
DEVELOPMENT PERMIT 96-594
CASE NO.: EA 96-331
APPLICANT: EZ OKIE
WHEREAS, the City Council of the City of La Quinta, California, did on
the 181h day of March, 1997, hold a duly noticed Public Hearing to consider the
Planning Commission's recommendation of approval to certify EA 96-331 for Vesting
Tentative Tract Map 28458 and Site Development Permit 96-594; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, 14th day of January, 1997, and the 1 1th day
of February, 1997, hold duly noticed Public Hearings to consider the proposed
Environmental Assessment for Vesting Tentative Tract Map 28458 and Site
Development Permit 96-594; and,
WHEREAS, said Vesting Tentative Tract Map and Site Development
Permit requests have complied with the requirements of The Rules to Implement the
California Environmental Quality Act of 1 970" as amended) Resolution 83-68 adopted
by the La Quinta City Council) in that the Community Development Department has
prepared an initial study EA 96-331) and the Planning Commission has recommended
certification of said Environmental Assessment; and,
WHEREAS, the Planning Commission has determined that said requests
will not have a significant adverse effect on the environment and that a Mitigated
Negative Declaration of environmental impact should be tiled; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify certification of said Environmental
Assessment EA):
1. The proposed Vesting Tentative Tract Map and Site Development Permit will not
be detrimental to the health, safety, or general welfare of the community, either
directly or indirectly, because of the design of the project which has been
reviewed for health and safety issues, for which none have been identified.
EZRESCC33 *-14
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^!N? Resolution 97-21
2. The proposed Vesting Tentative Tract Map and Site Development Permit will not
have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife population to drop below self sustaining
levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or prehistory, according to
the findings of the Environmental Assessment, the biological study, air quality
study, noise study, and cultural resources study prepared for the project.
3. The proposed Vesting Tentative Tract Map and Site Development Permit do not
have the potential to achieve short-term environmental goals, to the
disadvantage of long-term environmental goals, according to the findings of the
Environmental Assessment and special studies prepared for the project.
4. The proposed Vesting Tentative Tract Map and Site Development Permit will not
result in impacts which are individually limited or cumulatively considerable,
according to the findings of the Environmental Assessment and special studies
prepared for the project.
5. The design of the proposed subdivision and development are consistent with the
Low Density Residential Zoning District development standards and the
Subdivision Ordinance requirements, in that the proposed lots meet the
minimum size, and the proposed units will not exceed the maximum height and
meet the minimum yard setback requirements.
6. The design of the proposed project is compatible with the goals and policies of
the Low Density Residential Land Use Designation as described in the La Quinta
General Plan, in that the project density is 3.5 dwelling units per acre which
falls within the allowable range of 2 to 4 dwelling units per acre for this land
use category.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 96-331 for the reasons
set forth in this Resolution and as stated in the attached Environmental
Assessment Checklist and Addendum, labeled Exhibit A".
EZRESCC33 1-14
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^!N? Resolution 97-21
PASSED APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Council held on this 1 8th day of March, 1 997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATT ST:
AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
*
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
FZRESCC33I-14
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^!N? ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No.96-331
Case No.: VTTM 28458 Date: 11-25-96
* *"
I.
Name of Proponent: EZ OKIE ROGER SNELLENBERGER
Address: 74-350 Alessandro Drive, Swte A-i, Palm Desert, CA 92260
Phone:
Agency Requiring Checklist: CITY OF LA QUINTA
Project Name if applicable): VTTM 28458 BELLA VISTA
SDP 96-594
CITY OF LA QUINTA
Community Development Department
78495 Calle Tampico
P
La Quinta, California 92253
ECKLST.EZOKIE-58
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^!N?II. EN**ON**NTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a Potentially Significant Impact" or Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning x Transportation/Circulation x Public Services
Population and Housing X Biological Resources X Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human Health Cultural Resources
X Air Quality X Noise X Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEG*VE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEG*VE DECLA*ON will be prepared. x
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least,
1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards; and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a potentially significant impact" or potential
significant unless mitigated. AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
Signature *t*'*C * Date: NOVEMBER 25,1996
*
Printed Name and Title LESLIE J. MOURIQUAND, ASSOCIATh PLANNER
For: CITY OF LA QUINTA
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^!N? PoW***y
p**i,alI* Sg*f= Lu *
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I I
3.1. LAND USE AND PLANN[NG. WouLd the project:
a) Conflicf with general plan designation or zoning? x
source #(s):
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project? x
c) Affect agricultural resources or operations e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)? x
d) Disrupt or divide the physical arrangement of an
established community including a low-income or
rninority community)? x
3.2. POPUL*ON AND HOUSING. WouLd the project:
a) Cumulatively exceed official regional or local
population projections? x
b) Induce substantial growth in an aeea either directly or
indirectly e.g. through projects in an undeveloped
area or extension of major infrastructure)? x
c) Displace existing housing, especially affordable
housing? x
3.3. EARTH AND GEOLOGY. WouLd the project result in or
expose people to potential impacts involving:
a) Fault rupture? x
b) Seismic ground shaking x
c) Seismic ground failure, including liquefaction? x
d) Seiche, tsunai, or volcanic hazard? x
e) *ilslides or mudflows? x
f) Erosion. changes in topography or unstable soil
conditions from excavation, grading or fill? x
x
g) Subsidence of the land?
h) Expansive soils? x
i) Urique geologic or physical features? x
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^!N? p***Iy * Th*n
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MIii* *I
3.4. WATER. Would the projecr resuit in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? x
b) Exposure of people or property to water related
hazards such as flooding? x
c) Discharge into surface waters or other alteration of
surface water quality e.g. temperature, dissolved
oxygen or turbidity? x
d) Changes in the arnount of surface water in any water
x
body?
e) Changes in currents, or the course or direction of
water movements? x
f) Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aqtiifer by cuts or excavations or
through substantial loss of groundwater recharge x
capability?
g) Altered direction or rate of flow of groundwater? x
h) Impacts to groundwater quality? x
3.5. AIR QUALUFY. Would the project:
a) Violate any air quality standard to contribute to an
existing or projected air quality violations? x
b) Expose sensitive receptors to pollutants? x
c) Alter air movement, moisture, or temperature, or
cause any change in climate? x
d) Create objectional od*rs? x
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^!N? P*m**y Sig*,f*
S3ni** * Sig*f*
CL MW* * CL
3.6. ThANSPORT*ONICIRCULA11ON. Woutd the project
resuli in:
a) Increased vehicle trips or traffic congestion? x
b) Hatards to safety from design features e.g. sharp
curves or dangerous intersections) or incompatible
uses e.g. farm equipment)? x
c) Inadequate emergency access or access to nearby
uses? x
d) Insufficient parking capacity on site or off site? x
e) Hazards or barriers for pedestrians or bicyclists? x
f) Conflicts with adopted policies supporting alternative
transponation e.g. bus turnouts, bicycle racks)? x
g) Rail, waterborne or air traffic impacts? x
3.7. BIOLOGICAL RESOURCES. Would the project resuft in
impaas to:
a) Endangered, threatened or rare species or their
habitats including but not limited to plants, fish,
insects, animals, and birds? x
b) L*ally designated species e.g. heritage trees)? x
c) Locally designated nawral communities e.g. oak
forest, e.g. oak forest, coastal habitat, etc.)? x
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^!N? Fownitally
PowM,ajI* Sio,f* *
SitflI**C*Ot Unim Si,n,r*czni No
* Miutawd Ct
d) Wetland habitat e.g. marsh, riparian and vernal
pool)? a x
e) Wildlife dispersal or migration corridors? x
3.8. ENERGY AND MINERAL RESOURCES. WouLd the
project:
a) Conflict with adopted energy conservation plans? x
b) Use non-renewable resources in a wastef*11 and
inefficient manner? x
3.9. RISK OF UPSET/HUMAN HEALTh.
WouLd the proposal involve:
a) A risk of accidenaal explosion or release of hazardous
substances including, but not limited to: oil,
pesticides, chemicals or radiation)? x
b) Possible interference with an emergency response
plan or emergency evacuation plan? x
c) The creation of any health hazard or potential health
hazards? x
d) Exposure of people to existing sources of potential
health hazards? x
e) Increased fire haaard in areas with flammable brush,
grass. or trees? x
3.10. NOISE. WouLd the proposal resuLt in:
a) Increases in existing noise levels? x
b) Exposure of people to severe noise levels? x
3.11. PUBLIC SERVICES. WouLd the proposal have an effecr
upon or resuLt in a nee,d for new or altered government
*en*ices in am' of the following areas:
a) Fire protection? x
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^!N? ***IIy * Lcu Thin
Sipi** U*cs Si*r*
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b) Police protection? x
c) Schools? x
d) Maintenance of public facilities, including roads? x
e) Other governmental services? x
3.12. UTILITIES.
Would rhe proposal resu* in a need for new systents. or
substantial afrernaizons to the foltowing unijijes:
a) Power or natural gas? x
b) Communications Systems? x
c) Local or regional water treatment or distribution
facilities? x
d) Sewer or septic tanks? x
e) Stottn water drainage? x
f) Solid waste dispo*al? x
3.13. AE*IH*flCS. Would the proposal:
a) Affect a scenic vista or scenic highway? x
b) Have a demonstrable negative aesthetic effect? x
c) Create light or glare? x
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? x
b) Disturb archaeological resources? x
c) Affect historical resources? x
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? x
e) Restrict existing religious of sacred uses within the
potential impact area? x
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^!N? P***Iy 5ig***m Th*
Sig*r*m U,Im *
*cI Miu*L*d * CI
3.15. RECRE*ON. Would the proposal:
a) Increase the demand for neighborhood or regional
parlts of other recreational facilities? x
b) Affect existing recreational opporttutities? x
4. MANDATORY FINDINGS OF SIGN[FICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
impottant examples of the major periods of California
history or prehistory? x
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? x *
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
Cumulatively considerable" means that the
incremental effects of a project are considetable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects). x
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly? x
EARLIER ANALYSES.
Earlier analyses may be ueed where, pursuant to the tiering, program Ell:, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measures. For effects that are potentially significant" or potentially significant unless
mitigated." describe the mitigation measures which were incorporated or refmed from the earlier
document and the extent to which they address site-specific conditions for the project.
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^!N? *Tl'IAL STUDY- ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 9*3I
Vesting Tentative Tract Map 28458
Site Development Permit 9*594
* OLT
Della Vista
ADDIIC2nt:
EZOKIE
74-350 Alessandro Drive, Suite A-I
Palm Desert, CA 92260
PreDared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta. CA 92253
Leslie Mouriquand Associate Planner
November25, 1996
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^!N
?TABLE OF CONTENTS
Section Page
NTRODUCTION 3
1.1 Project Overview 3
1.2 Purpose ofinitial Study 3
1.3 Background of Environmental Review 4
1.4 Summary of Preliminary Environmental Review 4
2 PRO3ECT DESCR[FUION 4
2.1 Project Location and Environmental Setting 4
2.2 Physical Characteristics 4
2.3 Operational Characteristics 4
2.4 Objectives 5
2.5 Discretionary Actions 5
2.6 Related Projects 5
3 ENVKRONMENTAL ANALYSIS 5
3.1 Land Use and Planning 6
3.2 Population and Housing 7
3.3 Earth Resources 8
3.4 Water 12
3.5 AirQuality 16
3.6 Transportation*Circulation 19
3.7 Biological Resources 21
3.8 Energy and Mineral Resources 24
3.9 Risk of Upset/Human Health 24
3.10 Noise 26
3.11 Public Services 27
3.12 UtIlities 29
3.13 Aesthetics 31
3.14 Cultural Resources 32
3.15 Recreation 33
4 MANDATORY FINDINGS OF SIGMFICANCE 34
5 EARLIER ANALYSES 35
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^!N? SECTION 1: INTRODUCTION
1.1 PROJECT OVERV[EW
The purpose of this Initial Study is to identif* the potential environmental to subdivide
23.87 acres into 115 single f*niily lots, 13 lettered lots, and I remainder parceL The
applicant is also requesting approval of house plans under Chapters 9.30 9.60 of the
Zoning Ordinance, and a variance for the deviation in the rear yard setback from 20-feet to
not less than 10-feet on some houses on cul-de-sac or lcnuckle lots. The project site is
located on Fred Waring Drive, 1,660 feet east of Washington Street, in La Quinta,
California. The property is a portion of Parcel 2 of Parcel Map 27131. The property is
currently vacant desert land which has never been developed or f*rnied, to the City's
knowledge.
The City of La Quint a is the Lead Agency for the project review, as defined by Section
21067 of the California Environmental Quality Act CEQA). The Lead Agency is the
public agency which has the principal responsibility for caryying out or approving a project
which may have a significant effect upon the environment. The City of La Quinta, as the
Lead Agency, has the authority to oversee the environmental review and to approve the
land use designations.
1.2 PURPOSE OF INfrIAL STUDY
As part of the environmental review for the proposed project, the City of La Quinta
Community Development Department staff has prepared this Initial Study. This document
provides a basis for determining the nature and scope of the subsequent environmental
review for the proposed subdivision and fliture development of the land. The purposes' of
the Initial Study, as stated in Section 15063 of the State CEQA Guidelines. include the
following:
To provide the Agency with information to use as the basis for deciding whether to
prepare an Environmental Impact Report EIR) or a Negative Declaration of
Environmental Impact for the vesting tentative tract map and filture development;
To enable the applicant, or the City of La Quinta, to modif** the project. mitigating
adverse acts before an EIR is prepared, thereby enabling the project to quaIif** for a
Mitigated Negative Declaration of Environmental Impact;
To assist in the preparation of an EUL should one be required, by focusing the
analysis on those issues that will be adversely impacted by the proposed project:
To facilitate environmental review early in the design of the project:
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^!N? To provide documentation for the findings in a Negative Declaration that the
project will riot have a significant effect on the environment.
To eliminate unnecessary EIR's; and,
To detei**ne whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REV[EW
The proposed project was deemed subject to the environmental review requirements of
CEQA in light of the intended development. This Initial Study checklist and Addendum
was prepared for review and certification by the City of La Quint a Planning Commjssi0n
and City Council.
1.4 SUMMARy OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This liutial Studv indicates that there is a potential for adverse environmental impacts for
some of the issue areas contained in the Environmental Checklist Air Quality, Biological
Resources, Noise. Public Services, Utilities, Aesthetics, Recreation). Mitigation measures
have been recommended for the proposed subdivision and its fliture development which
will reduce potential impacts to insignificant levels. As a result, a Negative Declaration of
Environmental Impact will be recommended for this project. An EIR will not be necessry.
SECTION 2: PROJECT DESCRIFFION
2.1 PROJECT LOC*ON AND ENVIRONMENTAL SETFING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern
portion of the Coachella Valley, in liiverside County, California. The City is bounded on
the west by the City of Indian Wells and the City of Palm Desert, on the east by the City of
lndio and Riverside County, on the north by Riverside County, and federal and state lands
to the south. The City of La Quinta was incorporated in 1982.
2.2 PHYSICAL CIIARACTER*CS
The proposed Bella Vista deelopment will effect a total of 28.87 acres of vacant
residenuaily*designated land. The land involved in this prc*ject is vacant desert land that
has never been farmed or developed, however it was part of a homestead. There has been
trespass by off-road vehicles disturbing the natural rolling sand dune topography. There is
a light scattering of modern trash and debris. Typical indigenous desert vegetation is found
on the property.
2.3 OPERATIONAL CHARACTERISTICS
The proposed tract map application will create 115 single family residential lots for single
family house construction. A circulation system of public streets is proposed to provide
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^!N?access throughout the tract. This tract will flinction with Vesting Tentative Tract Map
28457, which adjoins it to the east. Both tracts will share the circulation syste* A well
site has been proposed at the southwest corner pf the site.The subdivision will not be
gated. * single family house prototypes are being considered for approval for the tract.
*umt types will be single story and one will be a two-story plan Thu pr.**
* *UU1J * *..**;*n in th* roguir*d * *o:bo*k tc zt * i* 10
ft-t bir oen th* *;u*turc and * prnp*'f*; i;** *r om* i*t3 lz*pt*l * l I
2.4 OILIECTIVES
The objective of the proposed subdivision is to deelop 115 new single family residential
houses. The applicant is requesting that the tentative map be vested as to the conditions of
approval concerning improvements and architectural issues.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise
of judginent in deciding whether to approve a project. For this project, the government
agency is the City of La Quinta. The proposed vesting map, site development per*it, and
variance will require discretionary approval by the Planning Commission and City CouncIL
The following discretionary approvals will be required for this project:
Certification of the Environmental Assessment for the project.
Approval of Vesting Tentative Tract Map 28458;
Approval Os Site Development Permit 96-594;
Arr** *I * O* fl*7;
Approval of the Final Vesting Tract Map 28458.
2.6 RELATED PROJECTS
This project is related to the proposed Vesting Tentative Tract Map 23457, which is
adjacent to the east of VTTM 28458. Previously, Parcel Map 27131 had been approved
for the property in 1992, of which this proposed sub division is a part. A recent amendment
to the Parcel Map was approved in Deember 1996. In 1995, General Plan Amendment 95-
050 and Change of Zone 95-079 were approved for the property of which this proposed
subdivision is also a part.
SECTION 3: ENVIRONMENTAL ANALYSIS
This section analyzes the potential. environmental impacts associated with the land use,
subdivision design, and architectural approval of fliture development. The CEQA
Checklist issue areas are evaluated in this addendum. For each checklist item, the
environmental setting is discusse* including a description of the existing conditions within
tile City and the areas affected by the proposed project. Thresholds of significance are
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^!N?defined either by standards adopted by responsible or trustee agencies, or by referring to *
criteria in CEQA Appendix G).
3.1 LAND USE AND PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, in the eastern portion of
Riverside County. The valley is abundant with both desert plant and animal life. The
topographical relief ranges from 237 feet below mean sea level msl) to about 2,000 feet
above nisl. The valley is a part of the Colorado Desert regiou. Surrounding the valley are
the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the
San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the
valley.
Local Environmental Setting
The proposed subdIvIsion is located on the north side of of Fred Waring Drive, 1.600 feet
east of Washington Street. The land is vacant desert property that has never been
developed or *rmed. There are sand dunes across the property with stable mesquite
substructures that anchor the dunes. The property is dry and sparsely vegetated with
natural desert vegetation.
A. Would the proj ect conflict with the general plan designation or zoning'.
No Enpact. In 199 1, the property was designated to R-l Single Family Residential) for
zoning, and LDR Low Density Residential) for the General Plan Land Use designation. In
1996 through a city-wide Zoning Ordinance Update. the RI designation was reclassified
as RL Low Densitv Residential District).
Adjacent land uses and their designations consist of Fred Waring Drive, a major arterial
with a 120-foot Right-of-Way, to the south; the Palm Royale Country Club residential
ind golf) on the south side of Fred Waring Drive; commercial and residential prop ertics in
Riverside County jurisdiction Bermuda Dunes) to the north vacant and residential
properties to the east; and vacant commercial and residential properties to the west. On
the west side of Washington Street are commercial and residential properties within the
City of Palm Desert. The adjacent land use designations and zoning districts are
compatible with the proposed land use of this project EA 95-307).
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No Impact. The City of La Ouinta has jurisdiction over this project. The primary
enviroimiental plans and policies pertinent to this project are identified in La Quinta*s
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^!N? General Plan. the General Plan EIR, the La Quinta Master Environmental Assessment. and
the City*s CEQA Guidelines.
C. Would th,e project affect agricultural resources or operations e.g. impact to
soils or farmland*, or impacts from incompatible land uses)?
No Enpact. The La Quinta General Plan does not contain an agricultural land use
designation although there are agricultural land uses extant in the south and southeastern
ponions of the City. Thus, no impact on agricultural resources or operations is likely to
result from the proposed subdivision La.Quinta General Plan; Site Survey).
D. Would the project disrupt or divide the physical arrangement of an
established community including a low-income minonty community)?
No nipact. The project site will be developed with single family houses for general
market sale. Residential land uses are located in all directions of the project site. The
ft'ture development of these lots will not disrupt or divide the community The proposed
development will not affect the physical arrangement of the existing neighborhoods
Sources: Site Survey; Proposed Site Plan).
3.2 POP*ON AND ROUSING
Regional ER viron men 101 Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the
U.S. Census, making the City the second fastest growing city in the Coachella Valley.
During that time period, the number of residents blossomed from 4,992 to 11,215. From
1990 to 1996. the population rose from 13,070 to 18,050 people. These figures are based
upon information provided by the U.S. Census Bureau, the State Department of Finance.
and the Coachella Valley Association of Governments CVAG).
In addition to permanent residents, La Quinta has approximately 8,000 seasonal residents
who spend three to six months in the City. It is estimated that 30% of all housing units in
the City are used by seasonal residents.
The housing stock as of 1996, is listed at 8,624 single family units, 481 multi-family units,
and 247 mobile homes. for a total of9,352 housing units.
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian. 26% Hispanic. 1.6% Afro-America* 1.5% Asian. and 1.0%
Natrve American.
P
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^!N?Local Eni'ironmental Setting
The project site consists ofa 28.87 acre parcel ofvacant desert land. There are no housing
units on the prope**rty.
A. Would the project cumulatively exceed official regional or local population
projections?
No Impact. The development planned for this project will result in the construction of
115 new detached single family units. Using the factor of 2.85 people per unit, the
potential population for the project could be 327.75 new r*sidents in the City Source:
Census).
Temporary construction-related jobs will be created as the new units are built. t is not
anticipated that there will be any new permanent jobs created as a result of the project.
B. Would the project induce substantial growth in an area either directly or
indirecdy e.g. through projects in an undeveloped area or extension of
major infrastructure)?
No Impact. The proposed project will not make an impact in the surrounding area as no
major infrastructure would be altered or extended as many of the adjacent parcels have
been developed Source: Site Survey).
C. Would the project displace existing housing, especially affordable housing?
No Impact. No existing residential units are located on the project site. The fliture
development plan is to construct 115 market-rate single family units utilizing private
fluids. The proposed project would not result in the displacement or removal of any
housing units Source: Site Survey; Application Materials).
3.3 EARTH RESOURCES
Regional Environmenial Seuing
The City of La Quinta has a relatively flat. but gently sloping topography, except for the
hillside area on the southern and western portions of the City. Elevations in the
southeastern portion of the City reach 1.400 feet above fl's'. Slopes on the valley floor
area of the City are gentle. except in the rolling sand dune areas. The alluvial soils that
make up most of the City are underlain by igneous-metamorphic rock. as seen in outcwps
in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are
made up of very fine grain unconsolidated siltv sands. The Coachella Valley is underlain by
hundreds of feet to several thousand feet of Quaternary fluviaL lacustrine. and acolian soil
deposits Southland Geotechnical 1996:6).
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^!N?Local Environmental Seuing
The area where the parcel is located is in a newly developing part of the City. A review of
historical aerial photographs indicates that the site has never been developed, but a that
adjacent parcels h*ad been under cultivation in the past. The elevation of the property
ranges from approximately 98 to 128 feet above mean sea level Source: VTTM 28458;
Southland Geotechnical 1996).
There is an inferred earthquake fault line located approximately 1,500 feet to the south of
the southern boundary of the parcel. There has been no recorded activity along this fault
lie. thus there is a low probability for such activity to occur. The City of La Quinta lies in
a seismically active region of Southern California. Faults in the area include the San
Andreas and Mission Creek faults located several miles to the north and west. There are
two inferred faults transecting the southern section of the City. The project lies within
Groundshaking Zone FV Sources: Riverside County Comprehensive General Plan; La
Quinta General Plan: La Quinta MEA).
A geotechnical investigation was conducted for the project site by Southland
Geotechnical, Inc., in September 1996. The report addresses subsurface soil and
groundwater conditions, site geology, regional ftiulting and seismicity, and site
acceleration, and hydroconsolidation and its mitigation. The field investigation consisted
of subsurface exploration using a backhoe to excavate six test pits to depths of 10 to 14
feet below the existing ground surface. Soil samples were taken at selected depths of the
pits. The lab testing program consisted of the moisture contents, unit dry densitles,
moisture density relationship, collapse potential, and chemical analyses.
A. Would the project result in or expose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant inpact. There is an inferred fault line located as close as 1,500
feet south of the project site. This fault is considered potentially active, although no
activity has been recorded for the last 10,000 years. A major earthquake along the fault
would be capable of generating seismic hazards and strong groundshaking effects in the
area. None of the inf*rred faults in La Quinta have been placed in an AIquist-Priolo
Special Studies Zone. All homes developed on the proposed lots would be required to be
constructed to current UBC seismic standards in order to mitigate this risk to the extent
feasible Sources: Riverside County Comprehensive General Plan: City of La Quinta
General Plan: La Quinta MEA).
While accurate earthquake predictions are not possible. significant geologic information
and statistical analysis have been complied. analyzed. and published intensely bv various
agencies over the past 25 years. It has been reported that a 22% conditional probability
occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or
greater would occur along the Coachella Valley segment of the San Andreas Fault. The
primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the
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^!N? 7. Acoustical Analysis Tentative Tracts 28457 and 28458, Fred Waring
Drive East of Washington Street, La Quinta, California. November 1996.
Da1vy & Associates.
B. Impacts Adequately Addressed. The previous EA prepared for Parcel Map
27131 provided a general potential build-out analysis that did not include specific project-
related impacts. Thus, the need for a project-related assessment for the proposed project.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitorng Plan will be included as part
of the Environmental Assessment and project conditions of approvaL
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^!N? *ult comprises the southern 115 km of the fault zone. This segment has the longest
elapsed time of any portion of the San Andre as Fault, last experiencing an event about
1690 AD based on USGS dating of trench surveys near lndio. The San Andreas Fault
zone is considered to have characteristic earthquakes that ruptures each fault segment.
The San Andrea3 Fault may rupture in multiple segments producing a higher magnitude
earthquake Source: Southland Geotechnical 1996).
The project site does not lie within a State of California, Aiquist-Priolo Earthquake Fault
Zone. Fault rupture is not anticipated to occur at the project site because of the well-
delineated fault lines through this region as shown on United States Geological Survey and
California Division of Mines and Geology maps. However, because the site is located in an
area of bigh tectonic activity, we cannot preclude the potential for sud*ce rupture on
undiscovered or new faults that may underlie the site Source: Southland Geotecbnical
1996:8).
B. Would the project results in or expose people to potential impacts involving
seismic ground shaking?
Less Than Significant hupact. The fliture residential development will be subject to
groundsbaking hazards from regional and local events. The proposed project will bring
people to the site who will be subject to these hazards. the Riverside County
Comprehensive General Plan indicates that the lots are within Groundshaliing Zone W.
Any homes constructed will be required to meet current seismic standards of construction
to reduce. or mitigate to the extent feasible, the risk of structural collapse. The land is
generaUy suitable for the proposed project Sources: Southland Geotechnical 1996:11).
The primary seismic hazard at the project site is stron* groundshaking from earthquakes
along the San Andreas and San Jacinto Faults as discussed in Section 3.4 of the
geotechnical report submitted for the project Source: Southland Geotechnical 1996:8).
C. Would the project result in or expose people to potential impacts involving
scismicity: ground failure or liquefaction?
Less than Significant Inpact. The proposed subdivision is not in an area that is
anticipated to be subject to ground f*ilure hazards from earthquake or other events. The
La Qwinta General Plan indicates that the project site is not within a recogmzed
liquefaction hazard area. The majority of the City has a very low lique*ction susceptibility
due to the fact that ground water levels are generally at least 100 feet below the ground
surface Source: La Quinta MEA; Riverside County Comprehensive General Plan).
Liquefaction is not considered a potential hazard at the site since the groundwater is
believed to be deeper than 50 feet the maximum depth that liquefaction is known to
occur) Source: Southland Geotechnical 1996:8).
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^!N?I).
Would the project result in or expose people to potential impacts involving
seismicity: seiche, tsunami or VOIc*nIc hazard?
No nipact. The City is located in an Iniand valley, away from the Pacific Ocean, and
would not be sublected to a ts*mami Lake Cahuilla, a man-made reservoir located in the
southeast portion of the City, might experience some moderate wave activity as a result of
an earthquake and groundshaking. However, the lake is not anticipated to affect this
project in the event of a levee failure or seiche because it is several miles south of the
project site Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; Southland
GeotechrLical 1996:8).
E. Would the project result in or expose people to potenti*l impacts involving
landslides or niudflow5?
No Dipact. The terrain within and sulTounding the project site is that of roiling sand
dunes and gently sloping flat areas. The parcel is approximately one mile north of the
closest mountains. and would not be subjected to any danger from landslides, rnckf**Il, or
mudslides. The general area of the project site is protected from flood waters by the
Coachella Valley Whitewater River) Stormwater Channel that is located approximately
one mile south of the project Source: La Quinta MEA; La Quinta IJSGS 7.5' Quad
Map).
The geotechnical report prepared for the project states that the hazard of landsliding is
nonexistent."
F. Would the project result in or expose people to potential impacts involving
erosion9 changes in topography or unstable soil condidons froin excavadon,
grading, or fill?
Less Than significant inpact. The soils on the project site and geotechnical studies
done in the vicinity ofthe project site show that the area is underlain by alluvial deposits of
Pleistocene age. The soils on the site consists of Myoma Fme Sand Ma[)). This soil type
is commonly found on alluvial f*ns and dunes. The Mal) soil type is found on 5 to 15%
slopes in dune *"*oflments as well as alluvial fans. Runoff is slow and the erosion haarrd
is slight. The hazard of blow sand is high. This soil type is acceptable for homesites,
recreation, and agriculture. The taxonomic class for this soil is mixed hyperthermic Typic
Torrispaments The MaD type is calcareous Source: U.S.D.A. Soil Conservation Soil
Survey of Riverside County, California Coachella Valley Area; Soils Study for Parcel
Map 27131).
Approximately 200.000 cubic yards of mass grading involving cuts as deep as 8 feet and
fills as high as 11 feet are projected for the project Sources: Southland Geotechnical
1996:15).
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^!N? The ft*ture project will involve grading activities. The existing topography of the project
parcel is partially level and partially rolling sand dunes. Compliance with approved grading
plans and geotechnical studies for the project will ensure structural integrity. Such
compliance will be a condition of approval for the project.
The geotechnical*eport for the project indicates that the soils on the project are subject to
hydroconsolidation. In arid regions, granular soils have a potential to collapse upon
wetting. Development of building foundations should include provisions for mitigating the
hydroconsolidation caused by soil saturation from landscape irrigation or broken utility
lines. This is commonly accomplished by overexcavation and recompaction of a zone
beneath building pads Source: Southland Geotechnical 1996:14).
G. Would the project result in or expose people to potential impacts involving
subsidence of the land?
Less Than Significant Impact. The project site is not located in an area designated for
subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly
consolidated soils mix with perched groundwater causing dramatic decreases in the
elevation of the ground Source; La Quinta MEA). See discussion above concerning
hydroconsolidation.
H. Would the project result in or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the parcels have a low potential
for expansion, thus fliture construction is not expected to be subject to problems from soil
expansion. The City requires compliance with the Uniform Building Code and the
recommendations of a soils investigation report prior to issuance of building and grading
pennits Sources: U. S.D.k Soil Conservation Service Soil Survey of Riverside County,
California Coachella Valley Area).
L Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique
geologic features in the La Quinta area. These unique features are not located near the
project site and will not be affected by the proposed project Sources: USGS La Quinta
7.5' Quad Map; Site Survey).
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers porous
layers of rock material containing water) and groundwater basins separated by bedrock or
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^!N?layers of soil that trap or retain groundwater. La Quinta is located above the Coachella
Valley Groundwater Basin which is the major water supply for the potable water needs of
the City as well as a sig*ifficant supply for the City's nonpotable irrigation needs. Water is
pumped from the underground aquifer via domestic water wells in the City operated and
adnimistered by t'he Coacheila Valley Water District CVWD).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin.
The Thermal Subarea is separated into the upper and lower valley sub-basins near Point
Happy, located southwest of the intersection of Washington Street and State Highway
Ill. CVWD estimates that approximately 19.4 million acre feet of water is stored within
the Thermal Subarea which is available for use. Water pumped from the aquifer is treated
and distributed to users through the existing potable) water distribution systexii Water is
also pumped for irrigation purposes to water golf courses and the remaining agricultural
uses in the City. Water supplies are augmented with su*ce water from the Colorado
River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes.
However, chemicals associated with agricultural production in nearby areas and the USC of
septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to
poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally
good and water depths of 400 to 600 feet are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the
Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial
recharging of groundwater wi" be a requirement in the near fliture.
Surface water in La Quinta is comprised of Colorado River water supplied via the
Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments
which are comprised of canal water and'or untreated groundwater; and the Whitewater
River and its tributaries. The watersheds in La Quinta are subject to intense storms of
short duration which result in substantial runoff The steep gradient of the Santa Rosa
Mountains accelerates the runoff flowing in the intermittent streams that drain the
mountam watersheds.
One of the primary sources of surf*ce water pollution is erosion and sedimentation from
development Construction and operation activities. Without controls, total dissolved solids
11)5) can increase significantly from the development activities. The Clean Water Act
requires all communities to conform to standards regulating the quality of water
discharged into streams, including stormwater runoff The National Pollutant Discharge
Elimination System NPDES) has been implemented as a two-part permitting process, for
which the City of La Quinta is participating.
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^!N? Local Environmental Setting
The project site does not have any natural standing water. Lake Cahuilla. a man-made
reservorr is located approximately four miles to the southeast. The Whitewater River
channel is 1ocate*d 3/4 tnile to the south of the parcels, but is dry except during seasonal
storms.
The City has limited areas which are subject to storm water flow or flooding. flood prone
areas are designated with a specific zoning district Watercourse, Watershed and
Conservation Areas: W- 1). The intent of the zoning district is to allow development in
flood prone areas based upon the submittal ofa drainage and stormwater control plan. The
City also implements flood hazard regulations for development within flood prone areas.
A Preliminary Drainage Study was prepared for the project site, in September 1996, by
Warner Engineering. The report describes the property as falling from the southwest
corner appro,w*tely thirty feet to the northeast corner of the property. The on-site sand
dunes create local depressions throughout the site. It appears that very little, if any, flows
would leave the site during a design stOITEL The proposed developments will be designed
to retain one-hundred percent of the design storm on-site. The project site will be
protected from off-site flow on the south by Fred Waring Drive, on the east by an existing
concrete block garden wail Tract 23773). The west boundary will ultimately be protected
when Palm Royale Drive is constructed. In the meantime ternporary retention areas will be
developed off-site to protect the west boundary from off-site flows Warner 1996:2).
The hydrology study modeled the 100-year, I-hour, 3-hour, 6-hour, and 24-hour storms
to determine which storm will generate the greatest storm volume. The results will be
utilized to determine the size of the off-site retention basin. It was determined that historic
flows are retained onsite, thus the proposed development must retain all of the flows
onsite. The model determined that the one-hour storm will generate the largest flood
volume. The proposed retention basin will be located at the north east corner of Tract
28457 az*d will be sized to accommodate 310,000 cubic feet of water while maintaining
two-feet of free board. A weir will be provided for emergency overflow purposes. The
design of the weir will maintain the natural drainage course. The bottom of the retention
basin will be at 92 feet, the weir will be at an elevation of 100 feet. The water sur&ce
elevation at the design storm will be at approximately 99.5 feet making the water depth
7.5 feet Warner 1996:3).
A. Would the project result in changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff'.
Less Than Significant IinpacL An approved drainage plan will be required based upon
the recommendations and results of the Drainage study prepared by Warner Engleering,
September 1996. Approval of this plan will be required prior to development of the tract.
There will be changes in absorption rates. but not drainage patterns or surf*ce runoff The
absorption rate will be altered by the paving of streets. building of homes. and landscaping
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^!N?of yards and landscape lots. The traditional historical drainage pauern will be maintained
as is required by the City. Retention basins and other facilities will catch and hold the
surface runoff storm water on-site.
B. Would th*c project result in exposure of people or property to water-related
hazards such as flooding?
Less Than Significant Impact. The project site is not within a designated flood hazard
area. There are no existing on-site flood control or drainage facilities on the property.
However, the proposed development will be required to submit a final drainage plan which
will include a retention basin and drainage improvements on-site as required by the City's
Subdivision Ordinance.
C. Would the project result in discharge into surface waters or other alteration
of surface water quality e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from tile project site will be required to be
directed into retention basins temporary or perananent) and be controlled by drainage
facilities. There are no existing bodies of surface water on or adjacent to the project site
Source: Site Survey).
D. Would the project result in changes in the amount of surface water in any
water body?
No Impact. There are no bodies of surface water on the subject parcel. Although an
increase in runoff volume win occur with development, this increase is not expected to
impact s'irf*ce water. The si::e of the project represents only a small percentage of the
drainage tributary area for the City Source: Site Survey).
E. Would the project renlest in changes in currents, or the course or direction of
water movements?
No Impact. The City of La Quinta does not have any substantial natural bodies of water
or rivers. There are many small man-made lakes and ponds on golf courses within the
City. Some agricultural reservoirs are still in use as well. The La Quinta Evacuation
Channel is a man-made stormwater channel that is usually dry except for runoff from
seasoDal storms. The filture development of the project site with the proposed land use
designations will not affect any existing drainage corridor Source: Site Survey; La Quinta
MEA).
F. Would the project result in changes in quantity of ground waters, either
through direct additions or withdrawal, or throtkgh interception of an aquifer
by cuts or by excavations?
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^!N? Less Than Significant Impact. Water supply in the City is derived from groundwater
and supplementary water brought in from the Colorado River. The proposed development
of the project site will consist of single family units. Potable water to service this
development will most likely come from groundwater wells in the near vicinity. A well site
lot is proposed * the southwest corner of proposed Tentative Tract 28458, that will
service both tracts. The Planning Standard for residential water consumption is 315
Gall!) U/Day. The daily water consumption for this project would be 115 units x 315
GaUDUIDay 36,225 Gallons Sources: La Quinta MEA; Application Materials).
G. Would the project result in altered direction or rate of flow of groundwater?
Less Than Significant Impact. The proposed subdivision will not have a signilicant
effect on groundwater wells. There will be a cumulative effect. It is not anticipated that
there will be any alteration to the direction or rate of flow of the groundwater supply. No
deep cuts are proposed with this project that would reach the depth of the groundwater. A
CVWD well site is proposed. It is assumed that a water well would be drilled in the near
filture to service these two projects and adjacnet development. The proposed well would
reach a depth of potable water which would impact the local groundwater rate of flow and
possibly direction, However, the management of the well will be by a public agency
responsible for regional water needs. Source: Tentative Tract 28458).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include
concrete and asphalt pavement of portions of the site. Tiiis pavement will reduce the
absorption ability of the ground. Storm water runoff will be discharged into an on-site
basin subject to approval by the Public Works Department. Following a heavy rain,
contaminates could be transported into the basin or into the nearby storm drains that could
contribute to groundwater and/or surface water pollution. However. this potential impact
is anticipated to be less than significant.
3.5 AIR QUAL*Y
Regional Environmenial Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District SCAQMD), and in particular, the Southeast Desert Air Basin SEDAB) division.
SEDAB has a distinctlv different air pollution problem than the South Coast Air Basi*
SCAB).A discussion of the jurisdictional organization and requirements is found in the La
Quinta MEA.
The air quality in Southern California region has historically been poor due to the
topography, climatological influences. and urbanization. State and federal clean air
standards established by the California Air Resources Board and the U. S. Environmental
Protection Agency EPA) are often exceeded. The SCAQMD is a regional agency charged
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^!N?with the regulation of pollutant emissions and the maintenance of local air quality
standards. The SCAQMD samples air at over 32 monitoring stations in and around the
Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB
experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB
does not meet fe*eral standards for ozone, carbon monoxide, or particulate mauer PM-
10). In the Coachella Valley, the standard for PM- 10 is frequently exceeded. PM- 0 is a
particulate rnauer 10 microns or less in diameter that becomes suspended in the air due to
winds. grading activity, and by vehicles traveling on unpaved roads, among other causes.
Local Environmenial Setting
The City of La Quinta is located in the Coachella Valley, which has an arid climate,
characterized by hot summers, niild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainf*i* temperatures, and localized winds occur throughout the
valley due to the presence of the surrounding mountains. Air quality conditions are closely
tied to the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes
measures to bring the SCAB into compliance with federal and state air quality standards
and to meet California Clean Air Act requirements. The General Plan for the City contains
an Air Quality Element outlining mitigation measures as required by the Regional AQMP.
The City is located within Source Receptor Area SRA) 30, which includes two air quality
monitoring stations, one located in the City of Palm Springs, and the other in the City of
lndio. The lndio station monitors conditions which are most representative of the La
Quinta area. The station has been collecting data for ozone and particulates since 1983.
The Palm Springs station monitors carbon monoxide in addition to ozone and particulate
and has been in operation since 1985.
A. Would the project violate any air standard or contribute to an existing or
projected air quality violation?
Potentially SiguificaDt Unlesa Mitigated. An Air Quality Study was prepared for this
project by Michael Branciman and Associates. The report concluded that the proposed
tract would produce temporary construction emissions during the construction of the
singie family homes. retention basin, and well. Emissions produced during construction
would vary daily depending on the type of activity. Emissions would be generated during
grading, framebuilding and other construction activities associated with developing the
pr(ject. Air pollutant emissions would be created by grading activities. but site grading
would result in a less.than.signicant" air quality impact. However. general construction
activities would generate signiricant air quality impacts which may or may not be mitigated
Source: Michael Brandman and Associates 1996.7).
Implementation of the proposed project would result in long-term direct and indirect air
pollutant emissions. Direct emissions would be generated by the use of motor vehicles and
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^!N?natural gas appliances. Indirect emissions would be generated durm*g the use of electricity.
No wood burning emissions would be generated by the proposed project. Emissions from
motor vehicle operation are anticipated to result in the greatest long-term air qualitv
impact associated with development of the proposed project. The report concludes that
the significance ihresholds would not be exceeded for ROC, CO, PM- 10, and SO. This
impact is considered to*be less than significant. The proposed project would not contribute
to cumulatively significant air quality impacts. The report offered the following
construction emission mitigation measures:
I. Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to imp rove
traffic flow.
3. Schedule construction activities that affect traffic flow to off-peak hours.
4. Suspend use of all construction equipment operations during second stage smog
alerts.
5. Prevent construction trucks from idling longer than two minutes.
6. Ml construction equipment shall be maintained to prevent visible soot from
reducing light transmission thrbugh the exhaust stack exit by more than 20 percent
for more than 3 minutes per hour and use low- sulfiar filel as required by SCAQMD
regulation.
Implementation of the above mitigation measures would reduce construction Nox
emissions. However, the construction-related Nox emissions would continue to exceed
SCAQMD thresholds despite mitigation. Therefore, construction emissions of Nox would
be considered significant and unavoidable Source: Michael Brancirnan and Associates
1996:10).
B. Would the project expose sensitive receptors to pollutants?
Less Than Significant hnpact. Sensitive receptors mclude schools. day care centers,
parks and recreation centers, medical *cjiities, rest homes, and other land uses that
include concentration of individuals recognized as exlu'biting particular sensitivity to air
pollution. The adjacent land uses consist of residential and golf development to the south,
residential development to the east, residential and commercial to the west, and vacant and
residential to the north. The closest schools located to the proposed project are the La
Quinta High School 1.5 miles southeast), and Gerald Ford Elementary School 2 miles
west). The closest existing park is the Palm Royale Park located to the southeast. There
are two preschooilday care centers located to the north along Washington Street, in the
Bermuda Dunes area. There is also a medical clinic located on the east side of Washington
Street. adjacent to Parcel Map 27131, of which the project is a part. The air quality report
prepared for this project states. that the Ambient Air Quality Standards AAQS) arc
designed to protect that segment of the public most susceptible to respiratory distress or
infection. referred to as *ensitive receptors.*' Sources: Michael Brandman and Associates
I 996:2: La Ouinta General Plan: Site Survey).
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^!N?C. Would the project alter air movements, moisture, temperature, or cause any
change in climate?
Less Than Significant Impact. The proposed deelopinent is not anticipated to result in
any significant in*pact upon this issue area. An proposed homes will be required to meet
height and setback requirements of the RL District. Moisture content may increase as
yards are planted and irrigated. Swimming pools would add to the moisture index of the
area. There are no sig*ilficant climatic changes anticipated with the fliture development of
the parcels.
D. Would the project create objectionable odors?
No Impact. The proposed subdivision and development of this project will not result in
development which may create objectionable odors, such as waste hauling or chemical
products. Vehicles traveling on nearby streets generate gaseous and particular emissions
that may be noticeable on the project site. However. these would be short-term odors tbat
will dissipate quickly Source: Site Survey).
3.6 TRANSPORTATIONICIRCULATJON
Regionul Environmenial Scuing
La Quinta is a desert community of over 18,000 permanent residents. The City is 31.18
square miles in size, with substantial room for development. The existing circulation
system is a combination of early roadwork constructed by Riverside County and new
roadways since incorporation of the City in 1982. Key roadways include State Highway
111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
Traflic volumes in La Quinta experience considerable seasonal variation. with the late-
winter, early spring months representing the peak tourist season and highest traffic
volumes. There is a relatively low incidence of automobile accidents at the intersection of
Washington Street and Fred Waring Drive. According to the City Engineering
Department, a few accidents have occurred now that street widening work has been done
in 1996. Fred Waring Drive is a Class Bike designation with a shared eight-foot side
walk Source: Traffic Collision Data, City of La Quinta; La Quinta General Plan).
Existing transit service in La Quinta is limited to three regional fixed-route bus routes
operated by Sunline Transit Agency. One bus route along Washington Street connects the
Cove and Village areas with the community of Palm Desert to the west. Two lines operate
along Highway Ill serving trips between La Quinta and other communities in the desert.
There are only some existing pedestrian. bicycle and equestrian facilities in La Quinta.
however. these Systems may be expanded as the City grows.
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^!N ? Local En"ironmental Seuing
The subject project site is located near the intersection of Washington Street and Fred
Waring Drive. Bo*th streets are classified as Major Arterials i.e., 120 foot Right of Ways).
The intersection is signalized. Fred Waring Drive is presently a three lane road along the
southern boundary of the project site. It is designated as a Class Ilbikeway corridor and a
primary image corridor. The intersection of the two streets is designated as a gateway into
the City with special policies concerning design treatment for development.
The La Quinta General Plan gives design standards for the various street classifications.
According to the standards for major arterials, the projected buildout traffic volume for
Washington Street and Fred Waring Drive, are 50 to 60,000 V-rID respectively.
The current average daily traffic flows for Washington Street, north of Fred Waring Drive
are 23.000, and 13,700 south of Fred Waring Drive. For Fred Waring Drive. the existing
traffic volume is 5.200 east of Washington Street and Fred Waring Drive is designated as
wider capacity as of 1991 La Quinta General Plan). The 1995 Coachella Valley
Association of Governments CVAG) Traffic Census Report, prepared by Newport
Traffic Studies, states that Washington Street, north of Fred Waring, has a volume of
23,610 in the winter. The 2-way 24-hour volume was 23,126, the AM Peak volume was
1,606, and the PM Peak volume was 1,838.
A. Would the project result in increased vehicle trips or traffic congestion?
Potentiafly Significant Unless Mitigated. This project site is forecasted to generate
approximately 690 to 1150 daily vehicle trips when completed.
B. Would the project result in hazards to safety from design features e.g. sharp
eurves or dangerous intersections) or incompatible uses e.g. farm
equipment)?
Less Than Significant Impact. There are no identified hazards from design features in
the existing roadways or the proposed circulation syste* Automobile and motorcycle
traffic arc the only types of vehicles that typically use residential streets.
C. Would the project result in inadequate emergency access to nearby uses?
No Impact. Review of development plans by the Fire Department and the Sheriff's
Department did not identif* any problems with this issue.
D. Would the project result in insufficient parking capacity on-site or off-site?
Less Than Significant Impact. As required by the Zoning Ordinance. each housing unit
constructed. will have of a two to three car garage. and tandem parking area in the
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^!N!?drtveway. On-street parking will also be available to residents or guests Source: La
Quinta Zoning Ordinance; La Quinta Subdivision Ordnance; Application Materials).
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant pact. The south side of Fred Waring Drive and the east side of
Waslijngt0fl Street are designated bikeway corridors. It is anticipated that hazards to
bicyclists and pedestrians will not be increased as a result of the proposed development
Source: La Quinta General Plan).
F. Would the project result in conflicts with adopted policies supporting
alternative transportation e.g. bus turnouts, bicycle racks)?
No pact. The zoning ordinance does not require bicycle racks for residential projects.
The proposed project will be reviewed by the Suniine Transit Agency fbr needed bus
turnouts Source: La Quinta Zoning Ordinance).
G. Would the project result in rail, waterborne or afr traffic impacts?
No pacts. There is no rail service in the City of La Quiflta. The closest rail line is
approximately two miles to the north of the project site. There are no navigable rivers or
waterways, or air tr3':*i. lanes or airports within the City. Thus, there will be no imp acts
upon these issues. * * closest airport is the Bermuda Dunes Airport, a small private
* located just south of Interstate 10, approximately two miles north of the project
The runways are oriented northwest-southeast and do not require that a plane fly
over the project site in order to take-off or land Sources: La Ouinta MEA; USGS La
QLiinta 7.5' Quad Map; Site Survey).
3.7 B[OLOGJCAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert regional environment. Two
ecosystems are found within the City, the Sonoran Desert Scrub and the Desert
Transition. The disurbed environments within the City are classified as either urban or
agricultura[ A detailed discussion of these ecosystems is found in the La Quinta Master
Environmental Assessment 1992).
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped
land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert
Scrub is the most typical environment found in the Coachella Valley. It is generally
categorized as containing plants which have the abillty to economize water uses go
dormant during periods of drought or both. Cacti are very common in these areas due to
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^!N"?their ability to store water. Other plants root deeply and draw upon water from
considerable depths. The variations of desert vegetation result from differences in the
availability of water. The most dense and lush vegetation in the desert is found where
groundwater is most plent*
The Sonoran Scrub areas are considered habitat for a number of small mammals. These
aflin:2ls escape the summer heat through their nocturnal and /or burrowing tendencies.
Squirrels. mice and rats are all common rodent species in this environment. The black-
tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain
lion in the higher elevations. The largest mammal species found in this area is the
Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and
San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the
Sonoran Scrub area.
The project site is vacant. There is a sparse scattering of scrub growth. The La Quinta
General Plan identifies the property as being within the habitat of the Fringe-toed Lizard
and the flat-tailed Homed Lizard. Mitigation for the Fringe-toed Lizard is payment of a
fee for the disruption of habitat. There is no prescribed mitigation for the Rat-tailed
Horned Lizard. This lizard is a candidate for federal endangered listing and a Species of
Special Concern for the California Department of Fish and Game. The California Natural
Diversity Data Base has one recorded sighting of the lizard near the La Quinta Uttle
League Field. This species primarily feeds on ants. The species. prc*rs the dunes habitat
and is capable of running quickly on loose sand; it hides by burying itself Sources: Site
Survey; La Quinta MEA).
A. Would the project result in impacts to endangered, threatened or rare species
or their habitats including but not limited to plants, fish, insects, animals,
and birds)?
PotentiaUy Significant Unless Mitigated. A biological survey was conducted on the
project site in October 1996, by Circle Mountain Biological Consultants. Although the
report identified 11 plants, I plant community, 2 invertebrates, 6 reptiles, 7 birds, and 3
mammals in the project area that are considered rare by state andlor federal resource
agencies. only loggerhead shrike was observed during the survey. No threatened or
endangered species are expected to be directly impacted by the proposed project. The
report states that Given the relatively small size of the site, its current degradation. and its
isolation from undeveloped lands from which species could immigrate, impacts to
common and uncommon,species are considered not significant. Cumulative impacts of the
proposed project are also considered not significant."
The project site is within the mitigation fee area for the Coachella Valley Fringe-toed
Lizard Habitat Conservation Plan. The applicant will be required to pay the current fee of
*600 per acre of disturbed land prior to issuance of a grading or building permit. This fee
is used to purchase and manage lands north of Interstate 10 that have been identified as
critical to the continued existence of the Fringe-toed liaards. Dime-adapted species.
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^!N#?including Coachella Valley Milk-vetch. Sand-Treader cricket, Jerusalem cricket. and Palm
Springs ground squirrel also occur in these conservation areas and will be directly
benefited by the mitigation fees. No other mitigation measures are recommended by the
biology report.
B. Would ihe prDject result in impacts to locally designated species e.g. heritage
trees)?
No Impact. There are no locally designated biological resources within the City of La
Quinta. All significant biological resources are designated by the Califoriiia Department of
Fish and Game or the U.S. Fish and Wildlife Service Source: La Quinta MEA).
C. Would the project result in impacts to locally designated natural
communities e.g. oak forest, coastal habitat, etc.)?
No Impact. There are no locally designated natural communities found in or near the
project site. Some of the surrounding parcels are developed with homes, a golf course, or
roadways. The parcels have been disturbed by off-road vehicles and farming activities to
the extent that there are no existing or relic plant communities left Source: La Quinta
MEA; Site Survey; Circle Mountain Biological Consultants 1996).
D. Would the project result in impacts to wedaud habitat e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, rparim communities. or vetual
pools on the project site or nearby. It is possible that during the last stand of the ancient
Lake Cahuilla. the project site might have been within a marsh community along the
lakeshore. However. the lake dried approximately 500 years ago. The project site has
become covered by acolian sands since the prehistoric lake dried Sources: Site Survey;
Circle Mountain Biological Consultants 1996; La Quinta MEA; Draft Historic Context
Statement for City of La Quinta).
E. Would the project result in impacts to wildlife dispersal or migration
corridors?
*ss Than Significant Impact. The biology report prepared for this project stated that
the project site was surrounded by developed parcels which had effectively cut off
migration corridors to and from the project site. Since corridors no longer exist for the
project area. there is no significant impact on tliis issue Source: Circle Mountain
Biolo*cal Consultants 1996: La Qtiinta MEA: Site Survey).
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^!N$?3.8 ENERGY AND MINERAL RESOURCES
Regional Eni'i'onmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral
Aggregate Resource Areas SMARA), as designated by the State Department of
Conservation. There are no known oil resources in the City. Major energy resources used
in La Quinta come from the Imperial irrigation District ID), Southern California Gas
Company, and various gasoline companies Source: La Quinta MEA).
Local Environmenial Seuing
There are no oil wells or other fliel or energy producing facilities or resources on or near
the project site. While the project sile is undeveloped, there is no significant resource to be
mined, such as rock or gravel. The project site is located within MRZ- I a designation for
those areas where adequate information indicates that no significant mineral deposits are
present or where it is judged that little likelihood exists for their presence Source: La
Quinta MEA; Site Survey).
A. Would the project conflict with adopted energy conservation plans?
No nipact. The City of La Quinta does not have an adopted energy plan. However, the
City does have a Transportation Demand Management ordinance in place that focuses on
the conservation of filel and travel to large commercial centers. The Housing Element
contains requirements for efficiency in housing construction and materials, thus reducing
energy consumption. Future development will be required to meet *tle 24 energy
requirements.
B. Would the project use non-renewable resources in a wasteful and inefficient
manner?
Less Than Significant Impact. Natural resources that may be used by this proposed
project include air, mineral, water, sand and gravel, timber, energy, and other resources
needed for construction and operation. T'ttle 24 requirements shall be complied with for
energy conservation. Any landseaping will also be required to comply with the City's
landscape water conservation ordinance as well as the requirements of the Coachella
Valley Water District Source: La Quinta MEA; Water Conservation Ordinance;
Coachella Valley Water District).
3.9 RISK OF IYPSETIHUMAN REATH
Regional Environmenial Setting
Recent growth pressure has dramatically increased the City's exposure to hazardous
materials. Such exposure to toxic materials can occur through the air. in driz**ng water. m
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^!N%?food. in drugs and cosmetics. and in the work place. Mthough large scale, hazardous
waste generating employment is not yet present in the City of La Quint a. the existence of
chemicals utilized in dry cleaning operations. agricultural operations, restaurant kitchen
cleaning, landscape irrigation and exposure to large scale electrical facilities may pose
significant threats* to various sectors of the population. Currently, there are no hazardous
disposal waste sites located in Riverside County, although transportation of such material
out o* and around, La Quinta takes place.
Local E*vironmen fal Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Qizinta adopted Ordinance 184 consisting of a Hazardous
Waste Management Plan. The project Site has not been used for any type of manuf*ctuung
or industry, and there has not been any known dumping of hazardous substances on the
property Sources: Site Suivey; Aerial Photos).
A. Would the project involve a risk of accidental explosion or release of
hazardous substances including not limited to oil, pesticides, chemical, or
radiation)?
Less Than Significant Impact. There is a minimal risk of exposure ftom swimming pool
chemicals and pesticides that may be used by residents of the fliture homes within the
project. No other risks area anticipated by the land division or fliture homes.
B. Would the project involve possible interference with an emergency response
plan or emergency evacuation plan?
No Impact. Construction activities will be confined to the project site, except for minimal
off-site work as is necessary for project roadways. curbs. and gutters. These activities will
not be permitted to interfere with emergency responses to the site or surrounding areas
nor will it obstruct emergency evacuation of the area. Needed measures to divert and
control traffic shall be implemented whenever required Source: Site Plan).
C. Would the project involve the creation of any health hazard or potential
bealth hazards?
No Impact. There are no anticipated health hazards associated with the proposed project
Source: Site Plan).
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no existing identifiable health hazards on the project site. The
proposed development is not expected to create any health hazards. Future development
will be required to conform to zoning standards and all applicable health and safety codes.
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^!N&? 3.10 NOISE
Regional Environmental Setting
Noise levels in th'e City are created by a variety of sources in an near the City boundaries.
The major sources of noise include vehicles 9n City streets and Highway Ill, and
temporary Construction noise The ambient noise levels are dominated by vehicular noise
along the highway and major arterial roadways.
Local En vironmen lal Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from
Washington Street and Fred Waring Drive. Residential areas are considered noi*
sensitive land uses, especially during the nighttime hours. The nearest residential uses are
located adjacent to the east, north, and across Fred Waring Drive, south of the project
site. The State Building Code requires that interior noise level in buildings do not exceed
CNEL 45. The General Plan for the City of La Quinta requires that exterior noise levels
do not exceed CNEL 60(Source: Site Survey; Davy & Associates 1996b:5).
A. Would the project result in increases in existing noise levels?
Potentially Significant Unless Mitigated. An Acousttc study was prepared by Davy &
Associates, Inc. The reports state that noise levels are doniinated by vehicular traffic on
Fred Waring Drive. No other significant sources of noise were noted during their site visit
Sources: Davy & Associates, Inc. 1996a and b).
There were no recommendations offered in the October report to mitigate vehicle noise.
Staff has requested that such recommendations be made to supplement the report. The
report did state that the ambient noise level 58 feet north of the center line of Fred Waring
Drive. *2O feet east of Washington Street, was measured at 68.7 BA during Peak Hour
LEQ ai* at 70.7 CiBA CNEL Source: Davy & Associates, Inc. 1996a..4).
The November report anal- exterior noise levels for lots immeidately adjacent to Fred
Waring Drive. These lots will exceed exterior or interior CNEL 60 with a *foot high solid
wall along the south property line. If the south property line wall is increased to 8 feeL,
noise levels for all first floor elevations will be less than CNEL 60 as required by the City's
General Plan. The report recommends that upgraded glazing in all windows and glass
doors *cing south aad east Source: Davy & Associates 1996b:7).
B. Would the project result in exposure of people to severe noise levels?
Less Than Significant Inpact. The La Quinta General Plan regulates excessive noise
and vibration in the City by establishing allowable noise levels for various land uses.
Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If
the ambient noise level is higher than this standard, then it will serve as the standard. The
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^!N'?existing CNEL along Washington Street and Fred Waring Drive corridors adjacent to the
project site is 60+ dBA. The interior of the parcel is between 50 and 60 dBA Source: La
Quinta MEA).
The proposed dcv' e1opment will result in short-term impacts associated with Construction
activities. During construction, heavy machinery will be capable of generating periodic
peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source.
These high noise levels are short in duration and temporary with the construction phases
of the project. Such high noise levels are not anticipated nor permitted after Construction,
or during the operation" of the development Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional En *ironmn tal Sening
Law enforcement services are provided to the City through a contract with the Riverside
County Sheriff's Department. The Sheriff's Department extends service to the City from
existing facilities located in the City of Indlo. There is a small substation located within
City Hall. The Department utilizes a planung standard of 1.5 deputies per 1,000
population to forecast additional public safety personnel requirements in La Quinta at
buildout. Based on this standard, the City should have a police force of 25.5 officers, but
is currently underserved.
Fire protection service is provided to the City by Riverside County Fire Department
through a contractual arrangement. The Fire Department administers two stations in the
City; Station #32 on Frances Hack Lane, west of Washington Street; and Station #70, at
the intersection of Madison Street and Avenue 54 The Fire Department is also responsible
for building and business inspections, plan review, and construction inspections. Based
upon a planning standard of one paid firefighter per 1,000 population. the City Is currently
underserved. The Fire Department has indicated that a need exists for a third fire station in
the northern part of the City between Washington Street and Jefferson Street.
Structnral fires and fires from other man-made features are the most significant fire threats
to the City. Hillside and brush fires arc *tnimal as the hillside areas are barren and
scattered brush on the valley floor is too spiarse to pose a serious fire threat.
Both the Desert Sands Unified School District and the Coachella Valley Unified School
District serve the City., There is one elementary school one middle school and one high
school within the Citv. Another elementary school is under construction within the City.
The City l's also within the College of the Desert Community College District.
Librarv services are provided by the Riverside County Library System wtth a branch
librarv located in the Village area of the City. The existing facility opened in 1988 and
unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to
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^!N(? forecast fliture facility requirements to serve the City. Utilizing this 1992 standard, the
City vas underserved in space but overserved in terms of volumes.
Health care services are provided in the City through JFK Memorial Hospital in lndio, and
the Eisenhower *mmediate Care Facility in the Ill Center. The Eisenhower Medical
Center is located in Rancho Mirage. The Riverside County Health Department administers
a variety of health programs for area residents and is located in lndio. Paramedic service is
provided to the City by Springs Ambulance Ser'vice.
Local Environmental Setting
The nearest City fire station to the project site is located approximately 1.5 niiles north, in
the Bermuda Dimes area, on Avenue 42.
Governmental services in La Quinta are provided by City staff at the Civic Center, and by
other County, state. and federal agency offices located in the desert area or region. The
project site will be serviced by the local schools.
A. Would the project have an effect upon, or result in the need for new or
altered governmental services in relation to fire protection?
less Thau Significant pact. The proposed project win increase the need for fire
protection due to the construction of residential units. Development of the project shall
comply with the fire flow and fire safety building standards of the Riverside County Fire
Code to prevent fire hazard on-stte and to minimize the need for fire protection services.
Unobstructed fire access will be required through the design of the project streets and
setbacks between structures. Other code requirements such as sprinkler Systems,
construction materials. etc.) shall be complied with Source: Fire Department).
B. Would the project have an effect upon, or result in the need for new or
altered government services in relation to police protection?
Less Than Significant pact. There will be a cumulative impact upon police protecrion
services by the construction of new residential units that win generate calls for various
types of police services and protection. It is not anticipated that there win be a sigiufi cant
adverse impact upon police protection from this project.
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Potentially Significant Unless Mitigated. A response was received from the Desert
Sands Unified School District. The letter states that the proposed project will potentially
result in an impact on their school syste* School overcrowding is a District-wide concern
for Desert Sands. The District's ability to meet the educational needs of the public with
new schools has been seriously impaired in recent years by loc* state. and federal budget
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^!N)?cuts that have had a devastating impact on the financing of new schools. The school
mitigation fee that is currently collected on all new development at the time building
permits are issued will be required of this project Source: DSUSD letter of October 5,
1996).
I). Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities,
including roads?
Potentlaily Signiflcant Unless Mitigated. The project sfte is not served by existing
infrastructure, except for access off of Fred Waring Drive. The proposed project will
require new and altered services for the maintenance of roadways or other public facilities,
as internal public streets will need to be constructed which will be dedicated to the City.
Additional public roads will require maintenance by the City, which may impact current
staff and budget concerns.
E. Would the project have an effect upon, or result in a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, inspection, and planning review
needed for the proposed project will be partially off*t by application, permit and
inspection fees cbarged to the applicant and contractors.
3.12 UTILmES
Regional Environmental Sr"ices
The City of La Quinta is served by the Imperial irrigation District I'D) for electrical
power supply and The Gas Company TGC) for natural gas service. Exsting power and
gas lines and substations are found throughout the City. ID has four substations in La
Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power
generated by the All American Canal. General Telephone Exchange GTE) provides
telephone services for the City. Colony Cablevision serves the area for cable television
service.
The Coachella Valley Water District CVWD) provides water and sewer service to the
City CVWD obtains its water from underground aquifers and from the Colorado River.
CVWD operates a water system with potable water pumped from domestic water wells in
the City The wells range in depth from 500 to 900 feet. Potable water is stored in ftve
reservoirs located in the City.
The City's stortinwater drainage system is adminjered by the CVWD which inaintains
and operates a coniprehensive system to collect and transport flows through the City. The
Citv is served by Waste Management of the Desert for solid waste disposaL
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^!N*?Nonhazardous. mixed municipal solid waste is taken to three landfills within the Coachella
Valley.
Local Environme*ntaI Seuing
The project is almost entirely surrounded by development. The site is vacant desert land
that does not appear to have ever been under cultivation.
A. Would the project result in a need for new Systems, or substantial alterations
to power and gas service?
Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been
brought in to the community and are available to the project site. It is not anticipated that
the project will require a sigoificant level of electricity or natural gas to result in the need
for new Systems or alterations to existing systems. The project developer will have to
coordinate with"D, CVWD, and SCG for the timely provision of utilities.
A letter from III) states that the proposed project will impact electric service to the area.
The cumulative impact of projects of this size do increase the electrical demand on the
D's existing *cilities at peak leading periods, and result in the need for additional
generation, transmission, substation, and distribution *cilities. When additional *eilities
are needed, projects of this magiiiwde directly inipact power rates in the D's service area
and may result in higher electric rates in the fliture years Source: m) letter dated October
15, 1996).
B. Would the project result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant nipact. The proposed development will require seMce from
General Telephone Exchange GTE) for telephone communication. The developer will be
required to coordinate the installation of telephone service infrastructure with GTE.
C. Would the project result in a need for new systems, or substantial alteration.
to local or regional water treatment or distribution facilities?
Less Than Significant nipaci. The proposed project will require water service. It is not
anticipated that the project will result in a significant adverse impact upon the water
resources of CVWD. Potable water consumption has been discussed in Section 3.4 of this
document. A response letter from CVWD has been received that states that the District
will finnish domestic water and sanitation service to the project. The project will be
required to be annexed into Improvement District No.55 to obtain sanitation service
Source: CVWD letter dated September 18, 1996).
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^!N+?D. Would the project result in a need for new Systems, or substantial alterations
to sewer services or septic tanks?
Less Than Significant Impact. The proposed project will generate sewage which will
have to be transported and treated by CVWD. The developer will be responsible for the
cost of connection and installation of an on-site sewer syste* A response from CYWI)
has been receive* See discussion above in subsection C.
E. Would the project result in a need for new systems, or substantial alteration
to storm water drainage?
Less Than Significant Impact. The project site is vacant and wipaved. The project will
result in substantial construction of buildings, pavement and landscaping. On-site retention
facilities will be required for the development of the project. The Whitewater River Storm
channel is located approxiIDately 3/4 of a mile south of the project site. There will be no
impacts to the channel Source: Site Survey; La Quinta General Plan).
F. Would the project result in a need for new systems, or substantial alteration
to solid waste disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal
services from Waste Management of the Desert, the current purveyor of solid waste
coiloction for. this City. Solid waste may be transported to the three exisling landfil* in the
Coacheila Valley. These landfills are reaching capacity and may be closed in the near
fliture. Development must comply with the City's Source Reduction and Recycling
policies. However, other sites or alternative types of waste disposal projects are being
considered. Any on-site programs will be coordinated with Waste Management. Solid
waste generation is calculated at 4.00 lbs. per person per day La Quinta General Plan).
3.13 AEST*CS
Regional En i'iron men lal Setting
The City of La Quinta is partially located within a desert valley cove. There are hillsides to
the west and south of the City. Views of the desert and surrounding mountams are visible
on clear days throughout most of the City.
* Loc4l En wronmen gal Setting
The project site is located in a predominately residential zoned area in the northwest
portion of the City. Height restrictions must be met for all development. with a maximum
of 28 feet for a single faniily unit two Story units may be proposed). Views from the
project site consists of the Santa Rosa and Coral Reef Mountains to the south and
southwest and the open valley floor to the north and east Source: Site Survey; La Quinta
MEA).
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^!N,?A. Would the prDject affect a scenic vista or scenic highway?
Less Than Significant Impact. The project site is not located within a designated
viewshed. There is low visual screening and vacant land in the area. The vistas from the
project Site have been slightly impacted by previous and current development surrounding
the project site. However, less than significant impacts are anticipated by this project
Source: La Quinta MEA; Site Survey).
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to comply with
architectural and landscaping policies and ordinances of the City in effect at the time of
development. Thus, there should not be a significant adverse impact upon the aesthetic
qualities of the surrounding area.
C. Would the project create light or glare?
Less Then Significant Impact. The proposed project will include exterior security and
landscaping lighting which will cumulatively contribute to the existing light and glare in
the City. All such lighting fixtures shall be required to comply with the Dark Sky
Ordinance and other policies of the CLty, in order to reduce the impact. A lighting plan will
be required to be submitted for review and approval for the proposed development.
3.14 CULTURAL RESOURCES
Regional En*ronmntal SeuiMg
A portion of the prehistory of the La Quinta area is known through the archaeological
record gained from various archaeological investigations over the past twenty years. A
discussion on the prehistory and history of La Quinta is provided in the Draft Hi**oric
Context Statement of the City of La Quinta. Giber discussions are found in the La Quinta
General Plan and the Master Environmental Assessment.
Local Environmental Setting
The project site is located in the northern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site. The project site had not
been previously surveyed for archaeological or historical resources, and no known
archaeological or historical sites had beea recorded on the property. As such, it was
required that an archaeological survey and records search be conducted for this property.
A survey was conducted by J. Stephen Alexandrowic* of Archaeological Consulting
Services. for the project.
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^!N-?A. Would the project disturb paleontological resources?
Less Than Significant pact. It is known that marine-associated paleontological
resources are found at elevations below 42 feet above mean sea level. The proposed
project site is 1oc*ated at elevations ranging between 98 and 128 feet above MSL. Thus, it
was determined that the project site was out of the area designated by the Lakebed
Paleontological Determmation Study Source: Lakebed Paleontological Determination
Study; Southland Geotecimical 1996).
B. Would the project affect archaeological resources?
Less Than Significant Impact. Although there are numerous archaeological sites within
close proximity of the proposed project, the archaeological survey did not locate any
cultural resources on the property. Because of the potential for subsurf*ce cultural
deposits it is recommended that archaeological monituring during the grading and
trenching of the project should be doi*e Source: Alexandrowicz 1996).
C. Would the project affect historical resources?
No pact. There were no historical resources observed during the sLirvey of the
property AJexandrowicz 1996).
D. Would the project have the potential to cause a physical change which would
affect unique ethnic values?
No pact. There is no identifiable unique ethnic value to the proposed project site.
E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No pact. There are no kilown religious uses or sacred uses on the proposed project
site. The archaeological investigator for the project transaated letters of inquiry to the
local tribal councils rcquestmg their comment of this and other issues, but no responses
were receivc*
3.15 RECRE*ON
Regional En*ronmenial Smng
The City of La QLLinta has an adopted Parks and Recreation Master Plan that assesses the
existing resources and facilities and the fliture needs of the City. The City has
approxitately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre
regional Lake Cahuilla Park is not included in this count. There are also bike and
equestrian pathways within the City and designated pedestrian hIking trails.
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^!N.? Local Environmenta( Setting
The project site is vacant. There is no evidence that there have been any recreational uses
on the property.
A. Would the project increase the demand for neigbborhood or regional parks
or other recreational facilities?
Potentially Significant Unless Mitigated. The proposed project will impact the existing
park and recreation facilities by the construction of 115 new residential units. Park fees in
lieu of parkiand dedication will be required for this project in order to mitigate this impact
upon local parks. The Parks and Recreation Master Plan states that Planning Area A,
within which the project site is located, is significantly deficient in park and recreation
*ciliu.es. The paying of the parkiand fee will assist in acquiring the necessary flinds to
develop fliture parks and other recreation facilities in Planning Area A, such as the 18.66
acre filture park at Adams Street and Westward Ho Drive Sources: Parks and Recreation
Master Plan).
B. Would the project affect existing recreaU*nal opportunities?
Potentially Significant Unless Mitigated. The proposed project of 115 residential units
will affect exis*ing parks and recreation *cih*ies through added users. There is a
significant deficit in exisIm*g parks in the northern area of the City. Added users would
result in an increased demand upon the exising park *cilities and recreational progralns.
Payment of the parlaland fee will mttigate this impact by contn'butiflg flinds toward the
construction of new park *cilities and added recreational programs.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed project will not have unmitigable significant adverse
impacts on the environmental issues addressed in the checlllist and addendunL Some of the
issue areas could have a potential significant impact if appropriate mitigation measures are
not iniplemented. The following findings can be made regarding the mandatory findings of
significance set forth in Section 15065 of the CEQA Guidelines and based on the results of
this environmental assessment:
* The proposed subdivision and residential development will not have
the potential to degrade the quality of the envfronment, with the
implementation of mitigation measures.
The proposed project will not have the potential to achieve short term
goals to the disadvantage of long-term goals, with the successful
implementation of mitigation.
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^!N/? * The proposed project will not have impacts which are individually
Limited but cumulatively considerable when considering planned for
proposed development in the immediate vicinitv.
* The proposed project will not have environmental effects that will
adversely affect human1 either direcdy or indirectly, with the
implementation of mitigation.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. EA studies prepared in 1990 and 1995. In 1995, EA 95-
307 was prepared for General Plan Amendment 95-050 and Change of Zone 95-079 for
Parcel Map 27131. Thecurrent proposed project is a portion of the area within that Parcel
Map. EA 95-307 assessed the changes in land USC and zoning designations and the
potential build-out scenarios that could take place on the parcels. Much of the general
environmental information on resources and hazards is still valid for the current proposed
project.
Also utilized in the current analysis was the La Quinta Master Environmental Assessment
MEA), prepared in 1991, in conjunction with the 1992 General Plan 3pdate and related
The special studies prepared for the proposed project consist of:
1. Geotechnical Investigation: Tentative Tracts No.28457 & 23458, La
Quinta. California. October 1, 1996. Southland GeotechnicaL
2. Air Quality Technical Report For Bella Vista Tract Map 28457 & 28458 in
La Quinta. California. October 1996. Michael Branciman Associates.
3. Preliminary Drainage Study: Tract No.28457 and 28458 in the City of La
Quinta. California. September 19, 1996. Warner Engineering.
4. Tentative Tract Maps 23457 and 28458 in the City ofLa QuitL Riverside
County7 California: Proposed Bella Vista Development Biological
Resource Inventory. October 1996. Circle Mountain Biological
Consultants.
5. Acoustical Monitoring: 62 Acre Subdivision Fred Waring East of
Washington Street, La Quinta. California. October 1996. Davy &
Associates. Inc.
6. Cultural Resources Identification Investigations for Tentative Tract Nos.
28457 and 28458. City of La OuintL Riverside County, California.
November 12, 1996. Archaeological Consulting Services.
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^!N0? 7. Acoustical Analysis Tentative Tracts 28457 and 28458, Fred Waring
Drive East of Washington Street, La Cuinta, California. November 1996.
Davy & Associates.
B. Impacts Adequately Addressed. The previous EA prepared for Parcel Map
27131 provided a general potential build-out analysis that did not include specific project-
related impacts. Thus, the need for a project-related assessment for the proposed project.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitorn*g Plan will be included as part
of the Environmental Assessment and project conditions of approval.
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