CC Resolution 1997-026RESOLUTION 97-26
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
ENVIRONMENTAL ASSESSMENT 96-333 FOR TENTATIVE
TRACT MAP 28470, CONDITIONAL USE PERMIT 96-031,
CHANGE OF ZONE 96-081, SITE DEVELOPMENT PERMIT
96-599, AND CERTIFICATE OF APPROPRIATENESS 96-
001, FOR 242 LOT COUNTRY CLUB WITH 18-HOLE GOLF
COURSE LOCATED AT THE SOUTH TERMINUS OF
WASHINGTON STREET AND EAST OF AVENIDA
BERMUDAS
ENVIRONMENTAL ASSESSMENT 96-333
TRADITION CLUB ASSOCIATES, LLC
WHEREAS, The City Council for the City of La Quinta, California, did on
the 18th day of March, and the 1 st day of April, 1997, hold a duly noticed Public
Hearing for Tradition Club Associates, LLC, to subdivide 746.6 acres into 242 single
family custom homesites, 18-hole golf course, and open space lots, generally located
at the south terminus of Washington Street and east of Avenida Bermudas; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 25th day of February, and the 4th day of March, 1997, hold a duly -noticed
Public Hearing as requested by the Tradition Club Associates, LLC, on the
Environmental Analysis for proposed Tentative Tract 28470, Conditional Use Permit
96-031, Change of Zone 96-081, Site Development Permit 96-599, and Certificate of
Appropriateness 96-001 generally located at the southern terminus of Washington
Street and east of Avenida Bermudas, more particularly described as follows:
A PORTION OF SECTIONS 6 AND 7, TOWNSHIP 6 SOUTH,
RANGE 7 EAST, S.B.B.M.
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution No. 83-63, in that the Community Development
Director has conducted an initial study (Environmental Assessment 96-333) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case because
—. appropriate mitigation measures were made conditions of approval, and a Mitigated
Negative Declaration of Environmental Impact should be filed; and,
Resolution 97-026
WHEREAS, at the Public Hearing held on February 25, and March 4,
1997, upon hearing and considering all testimony and arguments of all interested
persons desiring to be heard, said Planning Commission did make findings to justify the
recommendation for certification of said Environmental Assessment; and,
WHEREAS, the City Council for the City of La Quinta, California, did on
March 18, and April 1, 1997, find the following facts to justify certification of said
environmental assessment:
The design and improvement of proposed Tentative Tract 28470, Change of
Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599,
and Certificate of Appropriateness 96-001 are consistent with the Low Density
Residential land use goals and objectives of the La Quinta General Plan, in that
the proposed project is in keeping with Goal 2-1 to develop low density
residential areas with generous areas of open space.
2. The subject site is physically suitable for a 242 lot subdivision, 18-hole golf
course, clubhouse, maintenance building, cart barn, and half -way house for the
golf course, as development is only proposed for the residentially -zoned, and
proposed golf course zoned areas, including Open Space areas as permitted by
Conditional Use Permit 96-031 in the Hillside Conservation Overlay District.
3. Tentative Tract 28470 is consistent with the development standards of the
Municipal Zoning and Land Division Ordinance, as the project site is zoned R-L
(Low Density Residential), FP (Flood Plain), and OS (Open Space). The proposed
Change of Zone from R-L to GC (Golf Course) for a portion of the proposed golf
course is consistent with the requirements of the Zoning Ordinance, in that the
proposed project exceeds requirements for usable open space for low density
planned residential developments.
4. The design of Tentative Tract 28470, Change of Zone 96-081, Conditional Use
Permit 96-031, Site Development Permit 96-599, and Certificate of
Appropriateness 96-001 are not likely to cause adverse environmental impacts
to cultural resources provided that conditions of approval related to mitigation
measures for the archaeological and historical resources are complied with prior
to and during project development. The applicant will be required to dedicate,
in perpetuity, areas within the Coral Reef Mountains that are within the project
boundaries by an Open Space Conservation Easement to the city of La Quinta.
Resolution 97-026
5. Proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use
Permit 96-031, Site Development Permit 96-599, Certificate of Appropriateness
96-001 is not likely to cause public health problems as the project has been
reviewed by the Fire Department and the Building & Safety Department for
those specific issues.
6. The design of Tentative Tract 28470 will not conflict with existing public
easements, as the project has been designed around, and with consideration for,
these easements.
NOW, THEREFORE, BE IT RESOLVED by the City Council for the City of
La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the
City Council in this case;
2. That it does hereby certify a Mitigated Negative Declaration of Environmental
Assessment 96-333 for the proposed Tentative Tract 28470, Change of Zone
96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and
Certificate of Appropriateness 96-001.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 1 st day of April, 1997, by the following vote, to wit:
AYES: Council Members Henderson, Perkins, Sniff, Mayor Holt
NOES: Council Member Adolph
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
Resolution 97-026
AT ES�4 T:
SAUNDRA L. YUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, 10ity Attorney
City of La Quinta, California
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-333
Case No.: TT 28470 Date: January 7, 1997
CZ 96-081
CUP 96-031
SDP 96-599
COA 96-001
I.
Name of Proponent: Tradition Club Associates, LLC
Address: 78-150 Calle Tampico, La Ouinta
Phone: 619-564-7009
Agency Requiring Checklist: City of La Qjiinta
Project Name (if applicable): Tradition
CITY OF LA QUINTA
Community Development Department
78495 Calle Tampico
La Quinta, California 92253
ECTT28470 049
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
X Land Use and Planning X Transportation/Circulation X Public Services
Population and Housing X Biological Resources X Utilities
X Earth Resources Energy and Mineral Resources X Aesthetics
X Water Risk of Upset and Human Health X Cultural Resources
X Air Quality X Noise X Recreation
X 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 NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION 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.
Sisnatur Date l — -mil 7
Sig
me and Title Leslie MourigUand. Associate Planner
For: City of La Ottinta. Community Development Department
i
3.1.
3.2.
3.3.
LAND USE AND PLANNING. Would the project:
a) Conflict with general plan designation or zoning"?
(source #(s):
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project'?
c) Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
POPULATION AND HOUSING. Would the project:
a) Cumulatively exceed official regional' or local
population projections?
b) Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
c) Displace existing housing, especially affordahle
housing?
EARTH AND GEOLOGY. Would the project result in or
arpose people to potential impacts involving:
a) Fault rupture?
b) Seismic ground shaking
c) Seismic ground failure, including liquefaction'?
d) Seiche, tsunami, or volcanic hazard?
e) Landslides or mudflows?
f) Erosion, changes in. topography or unstable soil
conditions from excavation, grading or till?
g) Subsidence of the land'?
h) Expansive soils?
i) Unique geologic or physical features'?
poaauielly
poaersially sigoificam
Lea Than
sianificvm Unless
siutifion
No
Impact Mitigated
Impact
Impact
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Poltnually
Potenully Sigmkant Less Than
Stgmficant UNass StgmGcant No
Impact Mitigated Impact Impact
3.4. WATER. Would the project result 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 amount of surface water in any water
body'?
X
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 aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability'?
X
g)
Altered direction or rate of glow of groundwater?
X
h)
Impacts to groundwater quality?
X
3.5. AIR QUALITY. 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 ohjectional odors'? X
Polmu"v
Poleuually
sigtuficant Leas Than
Sgmtficam
UNcss Significant No
Impact
Mitigated Impact Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result
in:
a)
Increased vehicle trips or traffic congestion?
X
b)
Hazards 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 harriers for pedestrians or bicyclists'?
X
F)
Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
X
g)
Rail, waterborne or air traffic impacts'?
X
3.7. BIOLOGICAL RESOURCES. Would the project result in
irppacts to:
a)
Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds?
X
b)
Locally designated species (e.g. heritage trees)?
X
c)
Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)?
X
Potenuolly
Potenually Significant Las Than
Significant Unless Significant No
Impact Mitigated Impact Impact
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? 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 wasteful and
inefficient manner? X
3.9. RISK OF UPSET/HUMAN HEALTH
Would the proposal involve:
a) A risk of accidental 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 hazard 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 (tit effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection'? X
4
Polenually
Potentially SigtuGcant Less Than
Stgtufieam Urdm Sigtuficant No
Impact Mitigated Impact Impact
Police protection'? X
Schools? X
Maintenance of public facilities, including roads? X
Other governmental services? X
? raITIES.
ould the proposal result in a need for new systen►s, or
bstantial alternations to the following utilities:
Power or natural gas'? X
Communications systems'? X
Local or regional water treatment or distribution
facilities'? X
Sewer or septic tanks? X
Storm water drainage? X
Solid waste disposal? X
ESTHETICS. Would the proposal:
Affect a scenic vista or scenic highway? X
I Have a demonstrable negative aesthetic effect'? X
Create light or glare? X
ULTURAL RESOURCES. Would the proposal:
Disturb paleontological resources? X
Disturb archaeological resources? X
I Affect historical resources'? X
Have the potential to cause a physical change which X
would affect unique ethnic cultural values'!
1 Restrict existing religious of sacred uses within the X
potential impact area'?
VI `�
Potentially
Potenually SigtuGcant Less Than
sigluk Wa Uwe" Sigtu6cant No
Impact Mmgated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities'? X
b) Affect existing recreational opportunities? X
4. MANDATORY FINDINGS OF SIGNIFICANCE.
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
important 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 considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects). X
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 he used where, pursuant to the tiering, program EIR, 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 meitsures. For effects that are "potentially significant" or "potentially significant unless
mitigated." describe the mitigation treasures which were incorporated or refined from the earlier
document and the extent to which they address site -specific conditions for the project.
vii
INITIAL STUDY - ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 96-333
Tradition Project:
Tentative Tract Map 28470
Conditional Use Permit 96-031
Change of Zone 96-081
Site Development Permit 96-599
Certificate of Appropriateness 96-001
Applicant:
Tradition Club Associates, LLC
78-150 Calle Tampico
La Quinta, CA 92253
Prepared bv:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Leslie Mouriquand, Associate Planner
January 24, 1997
057
TABLE OF CONTENTS
Section Page
1 INTRODUCTION 3
1.1 Project Overview 3
1.2 Purpose of Initial Study 3
1.3 Background of Environmental Review 4
1.4 Summary of Preliminary Environmental Review 4
2 PROJECT DESCRIPTION 4
2.1 Project Location and Environmental Setting 4
2.2 Physical Characteristics 5
2.3 Operational Characteristics 5
2.4 Objectives 5
2.5 Discretionary Actions 5
2.6 Related Projects 6
3 ENVIRONMENTAL ASSESSMENT
6
3.1 Land Use and Planning
6
3.2 Population and Housing
9
3.3 Earth Resources
11
3.4 Water
► 8
3.5 Air Quality
23
3.6 Transportation/Circulation
27
3.7 Biological Resources
30
3.8 Energy and Mineral Resources
33
3.9 Risk of Upset/Human Health
34
3.10 Noise
35
3.11 Public Services
37
3.12 Utilities
39
3.13 Aesthetics
41
3.14 Cultural Resources
43
3.15 Recreation
46
4 MANDATORY FINDINGS OF SIGNIFICANCE
46
5 EARLIER ANALYSES
47
058
2
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental impacts of the
proposed Tentative Tract Map 28470 to subdivide 746.6 acres into 241 single family lots,
a golf course lot, private street lots, and 2 other lots. In addition, there is a request for a
chance of zone from the existing RL (Low Density Residential) to GC (Golf Course) for a
portion of the proposed golf course, and a request for approval of a Conditional Use
Permit to allow the creation of six residential lots and golf tee boxes in the Hillside
Conservation Zoning District. Finally, there is a request for approval of the architectural
designs for a clubhouse, maintenance building, cart barn, and half -way house to service the
golf course. The existing historic hacienda will be rehabilitated for use as administrative
and sales offices for the project.
The project site is located on Avenue 52, at the southern terminus of Washington Street,
in La Quinta. California. The property is the historic estate known as the Marshall Ranch.
The historic property is known as the Hacienda del Gato, which is listed on the State
Historic Resources Inventory. Formerly the property had been ranched with dates and
citrus. Several out -buildings and a workers house are also located on the property. The
Applicant proposes to develop the estate into a private country club with golf course and
custom home sites, and an administrative/sales center.
The City of La Quinta 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 carrying 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 INITIAL STUDY
As part of the environmental review for the proposed Tentative Tract Map, Change of
Zone, Conditional Use Permit and Site Development Permit, 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 future 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 Agencv 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 tentative tract map, zone change, and development
applications,
3
To enable the applicant, or the City of La Quinta, to modify the project, mitigating
adverse acts before an EIR is prepared, thereby enabling the project to qualify for a
Mitigated Negative Declaration of Environmental Impact,
To assist the preparation of an EIR, 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;
To provide documentation for the findings in a Negative Declaration that the
project will not have a significant effect on the environment;
To eliminate unnecessary EIR's; and,
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project applications were deemed subject to the environmental review
requirements of CEQA in light of the intended development and potential impacts upon
the property and surrounding area. This Initial Study Checklist and Addendum was
prepared for review by the City of La Quinta Historic Preservation Commission, Planning
Commission and certification by the City Council.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates that there is a potential for adverse environmental impacts for
some of the issue areas contained in the Environmental Checklist (Earth Resources,
Water, Noise, Public Services, Utilities, Aesthetics, Cultural Resources). ✓litigation
measures have been recommended for the proposed subdivision and related development
applications which will reduce potential impacts to insignificant levels: As a result, A
Mitigated Negative Declaration of Environmental Impact will be recommended for this
project. An EIR will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern
portion of the Coachella Valley, in Riverside County, California. The City is bounded on
the west by the City of Indian Wells, on the east by the City of Indio and Riverside
County, on the north by Riverside County, and federal lands to the south. The City of La
Quinta was incorporated in 1982.
n60
2
2.2 PHYSICAL CHARACTERISTICS
The proposed project site is a portion of a 746.6 acre parcel of land. The land involved in
this project has been farmed in the historic and recent past. and developed in the 1930's
with a large home, workers house, and several out -buildings to service the former ranch
operation. The property is located adjacent to and within the Coral Reef Mountains,
located at the mouth of the La Quinta Cove area. The proposed development will be
largely contained on the flatter alluvial fan area. Six residential lots are proposed at the
mouth of an alluvial fan that will require approval of a Conditional Use Permit due to the
slope considerations and development restrictions contained in the City's Hillside
Development Ordinance.
A large area of the property was subjected to mass grading in 1988, by the Coachella
Valley Water District, in conjunction with the East La Quinta Flood Control Master
Planned facilities and a previous development project that was not constructed. Thus, a
large portion of the project area has been highly disturbed. The agricultural activities on
the ranch ceased several years ago in anticipation of proposed development. There are
only a few date and citrus trees left, except for those around the cluster of houses and out-
buildings. Several eucalyptus trees line the south side of Old Avenue 52 which is located
within the project site, and the original driveway leading into the hacienda.
2.3 OPERATIONAL CHARACTERISTICS
The proposed tract will create 241 single family custom residential lots for house
construction, and for an 18-hole golf course, clubhouse, maintenance building, and cart
barn. A circulation system of private streets is proposed to provide access throughout the
tract. The development will be a private gated community. Five retention basin are
proposed for the project, which will supplement the existing stormwater retention system.
The historic mansion will be rehabilitated and used as an administrative/sales center for the
country club.
2.4 OBJECTIVES
The objective of the proposed subdivision is to create 241 new single family custom
residential lots within a planned private development for profit. These lots will be offered
for sale by the applicant. The Applicant proposes to develop an upscale private country
club development with an 18-hole golf course.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise
of judgment in deciding whether to approve a project. For this project, the government
agencv is the City of La Quinta. The.proposed tentative tract map and future development
will require discretionary approval by the Historic Preservation Commission and Planning
Commission, and approval by the City Council. The following discretionary approvals will
be required for this project:
Certification of the Environmental Assessment 96-333;
Certificate of Appropriateness 96-001;
Approval of Tentative Tract Map 28470;
Approval of the Final Tract Map 28470;
Approval of Conditional Use Permit 96-031,
Approval of Change of Zone 96-081,
Approval of Site Development Permit 96-599
2.6 RELATED PROJECTS
The project consists of a proposed tentative tract map, grading plan, various approvals
under a Certificate of Appropriateness for the historic structures, a proposed Change of
Zone, Conditional Use Permit, and a Site Development Permit.
Four previous projects (San Pebbles Country Club, Heritage Club, Crystal Canyon
Country Club, and The Tradition at La Quinta) proposed for the project site have been
reviewed by the City in the past dozen years. All of the previous proposed projects were
resort oriented developments which included a range of 330 to 890 homesites and a golf
course. Most of these prior approvals and plans have expired. Environmental studies were
prepared for these previous projects. The Coachella Valley Water District graded the
project site for construction of retention basin facilities in 1988. In 1985 and 1987, the
City approved the vacation of portions of Avenue 52 (now referred to as Old Avenue 52)
in order to facilitate future development of the immediate area. A new alignment for
Avenue 52 was designed, approved, and constructed by the City that is located adjacent to
the northern property line of the project site.
SECTION 3: ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with the land use,
subdivision design, architectural design, and historic architectural approval of, the
proposed development. The CEQA Checklist issue areas are evaluated in this addendum.
For each checklist item, the environmental setting is discussed, including a description of
the existing conditions within the City and the areas affected by the proposed project.
Thresholds of significance are 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
6 062
topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet
above msl. The valley is a part of the Colorado Desert region. 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 project is located at the southern terminus of Washington Street, at Avenue
52, east of Avenida Bermudas. The land is partially vacant cove property that has been
farmed in the past, and partially developed with a clustering of two houses and two out-
buildings. The southern end of the property is dry and sparsely vegetated with some
natural desert vegetation. Relic trees from the past agricultural use are located near the
existing structures at the north -central portion of the property. Previous grading activity
has disturbed a large portion of the property.
A. Would the project conflict with the general plan designation or zoning?
Potential Impact Unless Mitigated. In 1992, a portion of the property was rezoned
from R-1-10,000 and R-2-20,000 to R-2, and from Hillside Conservation (HQ to R-2
through realignment of the R-2 to the toe of the slope. Those areas above the toe of the
slope remain HC zone. The toe of slope is determined according to the criteria in the
Zoning Ordinance. In 1996, through a city-wide Zoning Ordinance Update, the R-2
designation was reclassified as RL (Low Density Residential District), and the HC to Open
Space (OS). That area included in the flood and drainage facilities on -site is designated as
FP (Flood Plain District) on the City's Zoning Map, and W (Watercourse) on the General
Plan.
The La Quinta General Plan requires that golf courses be designated with the special golf
course (GC) zoning district. The applicant has submitted a request for a Change of Zone
from RL to GC Golf Course District for that portion of the proposed golf course not in
the FP designated area. This application will be processed concurrently with the tentative
map application. The change of zone will serve as mitigation for land use designation
compliance.
Adjacent land uses and their designations consist of new Avenue 52 along the northern
boundary, with scattered residential north of that, cove residential to the west, vacant
natural areas and flood control facilities to the south, and ranch properties and steep
hillsides to the east. At the northwest corner is a City park and a fire station. The adjacent
land use designations and zoning districts consist of RC (Cove Residential) to the west,
OS (Open Space) to the south and southeast, RL (Low Density Residential) to the east
and north, MC (Major Community Facilities) and PR (Parks and Recreation) to the
northwest. These adjacent land uses and designations are compatible with the proposed
land use of this project. The proposed development in the hillside alluvial fan areas is
demonstrated that those areas meet certain criteria contained in the Zoning Ordinance
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pertaining to development on slopes. Those residential lots that encroach into slopes 20&
or greater will be required to have conservation easements dedicated to the City in
)erpetuity to ensure that those areas remain in open space.
S. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
Potentially Significant Unless Mitigated. The City of La Quinta has jurisdiction over
:his project. The primary environmental plans and policies pertinent to this project are
identified in La Quinta's General Plan, the General Plan EIP, the La Quinta Master
Environmental Assessment, and the City's CEQA Guidelines. The proposed project
includes development of a golf course tee box (917), holes 92 and 18, and six residential
lot sites (Lots 230 through 236) located apparently above the toe of slope. These areas are
within the Hillside Conservation Zoning District. The exact line of demarcation between
the RL and H-C Zoning Districts according to the criteria in the Zoning Ordinance
through the preparation of a detailed slope analysis.
A slope analysis for the six residential lot area that depicts the toe of the slope, and the
various slope gradients within the limits of proposed grading. The slope gradient was
differentiated into 0% - 10% slope, 10.0% - 12.4% slope, 12.5% - 14.9% slope, 15.0% -
17.4% slope, 17.5% - 19.9% slope, and 20% or more slope (Source: Keith International
Inc.). Those areas within the 20% or greater slopes will not be permitted to be developed
and will require conservation easements dedicated to the City in order to preserve open
space.
C. Would the project affect agricultural resources or operations (e.g. impact to
soils or farmlands, or impacts from incompatible land uses)?
No Impact. 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
portions of the City. Historically, there has been farming activity in several sections of the
City, however, that has largely been replaced by resort and residential development over
the past 15 years.
The property involved in this project has been disturbed by farming activities since 1902,
and periodic flood events. Active farming of the property ceased several years ago in.
anticipation of development. There are only relic farming activities adjacent to the east of
the project site. The historic ranch located adjacent to the east is not currently under
cultivation. Thus, no impact on any agricultural resources or operations in the immediate
area is likely_ to result from the proposed subdivision (La Quinta General Plan, Site
Survey).
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D. Would the project disrupt or divide the physical arrangement of an
established community (including a low-income minority community)?
No Impact. The project site will be developed with single family lots for general market
sale. A private clubhouse and 271 acre 18-hole golf course will be developed, along with a
clubhouse. maintenance building, cart barn, and a half -way house. The half -way house is a
structure mid -way in the golf course that will have a snack bar and restrooms. Residential
land uses are located in all directions of the project site, except for the mountains adjacent
to the east and southeast, and the south where there are flood control dams, retention
basins, etc.. The future 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). The project is proposed to be
developed in four phases, with Phase I consisting of the golf course.
3.2 POPULATION AND HOUSING
Regional Environmental 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 in La Quinta blossomed from 4,992 to
11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050.
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).
La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley.
Annual average growth rate has been approximately 10% in recent years. The projected
population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: Community
Development Department).
The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of
the City's population (Source: 1990 Census).
In addition to permanent residents, La Quinta -has approximately 9,300 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 (Source: Community Development Department).
The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68
percent of the available .housing stock. The housing unit breakdown is as follows: 8,624
detached single family, 481 multi -family units, and 247 mobile homes. The average
number of persons per household is 3.15 (Source: Department of Finance 1996). Median
home prices in La Quinta are approximately $112,000 which is lower than the average for
Riverside County ($120,950), but less than other Southern California counties (Source: La
Quinta Economic Overview 1996 Edition).
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Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0%
Native American. The 1990 Census indicates that 81% of the La Quinta residents are high
school graduates and 21% are college graduates (Source: Census/Estimates).
Local Environmental Setting
The project site consists of a 746.6 acre parcel of largely vacant cove and hillside land.
There are two existing housing units on the property. One unit is a caretakers unit
scheduled for demolition, and the other is a large hacienda that will be incorporated into
the project as a sales and administrative office.
A. Would the project cumulatively exceed ofTicial regional or local population
projections?
Less Than Significant Impact. The development planned for this project will ultimately
result in the construction of 241 new custom built detached single family units. While the
City's average population is 2.85 per dwelling unit, the proposed project is projected to
have a lower per unit population given the fact that it will be a private country club with
high -end custom home lots. Typically, people buying into this type of project are among
the high income individuals, usually older, with grown children no longer living with them.
Often they will be seasonal residents, as opposed to permanent residents. Using the
factor of 1.94 people per unit, the potential build -out population for the project could be
467.54 new residents in the City.
Temporary construction -related jobs will be created as the new units, clubhouse and other
buildings are built. New permanent or temporary jobs will be created as a result of the
project. There may be new jobs created for administration and maintenance of the country
club and golf course, managers and servers for the half -way house and clubhouse, and
security personnel for the country club. The number of new jobs generated by the project
is estimated by the applicant to be 80 to 90. No jobs will be lost as a result of the project
as no one is currently living on the property. New jobs will benefit the community, and
result in a positive impact.
B. Would the project induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of
major infrastructure)?
Less Than Significant Impact. The proposed subdivision and related development will
make an impact in the surrounding area as major infrastructure could be altered or
required to be extended to the project site (Source: Site Survey). This impact is not
anticipated to be significant, as there is existing development to the west, north, and east
of the project site with infrastructure already in place. Some of this development first
appeared in the mid-1930's (Source: Draft Historic Context Statement for City of La
Quinta). The immediate area around the project site has been developed to the point that
10 6 6..
there are few vacant parcels remaining. An existing telephone company fiber optic cable
line will need to be relocated from its present location along Old Ave. 52 to a location
approved by the telephone company. The applicant is responsible for coordinating and
paying for the relocation.
C. Would the project displace existing housing, especially affordable housing?
Less Than Significant Impact. Two existing residential units are located on the project
site the hacienda and a caretakers house. The future development plan is to create 241
custom single family homesites utilizing private funds. The proposed project will result in
the removal of one existing housing unit that has been used historically as housing for the
ranch caretaker. The house is not currently occupied. The applicant has requested
permission to demolish the structure. Demolition will be subject to approval by the City
Council (Source: Site Survey; Application Materials; Historic Preservation Ordinance).
3.3 EARTH RESOURCES
Regional Environmental Setting
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 msl. 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 outcrops
in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are
made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by
hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil
deposits (Southland Geotechnical 1996:6).
Local Environmental ,Setting
The area where the parcel is located is in a historical part of the City. A review of
historical aerial photographs indicates that the site has been farmed. The elevation of the
property ranges from approximately 42 to 1,482 feet above mean sea level (Source:
VTTM 28470; USGS La Quinta Quad Map). A large portion of the project site will not
be developed, as it is located in the steep, rocky Coral Reef Mountains.
There is an inferred earthquake fault line located approximately 1/2 mile to the south of
the southern boundary of the parcel, and one 3/4 mile to the east. There has been no
recorded activity along these fault lines, 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 region include the San Andreas and Mission Creek faults located several
miles to the north and west. The project lies within Groundshaking Zone III with Zone 12
being the most hazardous (Sources: Riverside County Comprehensive General Plan; La
Quinta General Plan; La Quinta MEA).
A Preliminary Soil Investigation was conducted on the project site, in November 1984, by
Buena Engineers, Inc. The report was prepared for Tract 20328, the Sand Pebble Country
Club. This report identifies three soil types on the property, light brown slightly silty fine
to course sand and gravel, light brown silt and very fine sand, and brown silty fine to
medium sand with some gravel. The investigation included ten borings drilled in various
portions of the project site. The report states that the bearing soils showed expansion
indices of zero when tested. All indications are that the soils on the site will allow for the
proposed development.
According to the Soil Survey of Riverside County, California, Coachella Valley Area,
prepared by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are seven
different types of soils present on the project site. These include: CdC - Carsitas gravely
sand, RO - Rock outcrop, RU - Rubble land, MaB - Myoma fine sand, GbA - Gilman fine
sandy loam, Ip - Indio fine sandy loam, and CcC - Carrizo stony sand. Each of these soil
types has distinctive features and characteristics.
The CdC soil is found on alluvial fans within slopes of 0 to 9 %. Runoff is slow, erosion
hazard is moderate. The best uses of this soil are for watershed, wildlife habitat,
recreation, and homesites. The shrink -swell potential is low. Corrosion to uncoated steel is
high, but low to concrete. This soil tends to cave at cutbanks. The higher taxonomic
classification for this soil is mixed, hyperthermic Typic Torripsamment.
The RO soil type does not include any real soil, but rather rock outcrop consisting of
granite, gneiss, mica, schist, and sandstone. These rocks are typically covered with Desert
Varnish.
The RU is found on very old alluvial fans. Riverwash is found alongside the main
drainageways among the steep slopes. Desert Varnish is commonly found on rocks in the
Rubble land. The best uses consist of watershed, wildlife habitat, and recreation.
Vegetation in Rubble land commonly consists of brush, creosote bush, barrel cactus, bush
sunflower, ocotillo, and some clumps of annual grass.
MaB soil is found on level to gently sloping alluvial fans where it is merged with finer
textured flood plain and basin soils. Runoff is very slow, and erosion hazard is slight. The
best uses are for truck crops, citrus, grapes, alfalfa hay, homesites, and recreation. The
shrink -swell potential is low. Corrosion of concrete is low. Uncoated steel will corrode
easily in this soil. Cutbanks will cave in shallow excavations. The higher taxonomic
classification of this soil is mixed, hyperthermic Typic Torripsamment.
GbA soil is found in nearly level areas. Runoff is very slow Erosion hazard is slight.
Blowing soil potential is moderate. Best uses are for truck crops, alfalfa hav, citrus, and
grapes. The shrink -swell potential is low. Uncoated steel will easily corrode in this soil,
however, concrete will not easily corrode. This soil type is subject to flooding. It is
classified as coarse -loamy, mixed (calcareous) hyperthermic Typic Torrifluvent.
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Ip soil is found on nearly level areas. Runoff is slow, erosion hazard is slight. Blowing soil
potential is moderate. This soil is best used for farming. The shrink -swell potential is low.
Uncoated steel will easily corrode, but concrete will not. It is classified as coarse -silty,
mixed (calcareous) hyperthermic Typic Torrifluvent.
CcC soil is found on alluvial fan slopes between 2 and 9 %. Runoff is slow, erosion hazard
is slight. The best uses of this soil are for watershed and wildlife habitat. The shrink -swell
potential is low. Cutbanks are subject to caving. There tend to be large stones in this soil.
This soil tend to flood. The classification of this soil is sandy -skeletal, mixed, hyperthermic
Typic Torriorthent (Source: Soil Conservation Service 1979).
In 1986, a grading plan review of Tract 20328 was performed by Leighton and Associates.
The report reviewed the geotechnical aspects of proposed grading at that time. In
addition, a review of the Buena Engineers soil study was also conducted, as well as
additional exploratory work to further evaluate the project soils. Conclusions of the study
included that the types of classifications of soils exposed at the surface had not been fully
mapped in order to better correlate grading recommendations, that the depth to ground
water had not been determined; that the potential seismic hazards and effects had not been
discussed in the earlier report; that lots proposed along the foot of the boulder strewn
mountains could be subject to rock fall in the event of severe ground shaking by an
earthquake; that depending on the degree of weathering, excavation of rock could become
difficult, possibly requiring blasting in some areas; that premoistening should be
anticipated to require a week or more prior to grading; and that certain overexcavation
requirements for two- and three-story structures were not discussed in the earlier soils
report (Source: Leighton and Associates 1986: 4-5).
A letter update of the geotechnical investigation was conducted for the project site by
Earth Svstems Consultants, dated October 10, 1996. The letter addresses the areas
previously graded by CVWD and the special attention needed to verify adequate
compaction for density and moisture conditions. Proposed building pads located at the toe
of the slope are discussed, including the recommended mitigation against rockfall hazard.
This mitigation consists of constructing a swale near the toe of the slope and a fence on
the house side of the Swale. Site drainage is addressed in the letter with six
recommendations offered:
1. Control of surface drainage is important to the successful development of
the property. Surface drainage control should be provided throughout the completed
project to protect the future stability of foundations and other site improvements. A
positive gradient should be provided away from structures and should be directed towards
an approved drainage discharge area in a nonerosive manner.
Down spouts from the roof of the houses should discharge collected
rainwater onto splash blocks, adjacent paved areas, or be tied into a water -tight drainage
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pipe. which would carry_ the collected water away from the houses to approved point(s) of
discharge.
3 Dear and side yard surface drainage should not be allowed to be blocked
From flowing to approved points of discharge by future sidewalks, patios, or landscaping.
4 Landscaping should be such that excess irrigation water is not allowed to
pond on or near the structure or areas to be paved. Additionally, care should be taken so
as not to over water landscaped area. Irrigation should be only sufficient to sustain plant
life.
5. Failure to control excess moisture could result in settlement, and soil
erosion, which could compound the problem by rupturing water lines or other services
and/or utilities, thus introducing additional moisture into the underlying soil.
6. No grading or excavating should be undertaken within the subject site
without review by the geotechnical engineer (Source: Earth Systems Consultants 1996).
The report concluded with the request that the project plans. be submitted to Earth
Systems office for review of the geotechnical aspects to verify the recommendations
contained in the Buena Engineers (1984) soils study and to provide supplemental
recommendations as necessary.
Another Geotechnical Update was prepared by Sladden Engineering, dated December 12,
1996. The report reviewed the rough grading plans for the proposed golf course. This
review stated that the previous geotechnical reports ,contained useful information
concerning site soil conditions and that the recommendations remain valid for the design
and construction of the project. Clarification of previous recommendations was offered.
A. Would the project result in or expose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant Impact. There is an inferred fault lime located as close as 1/2 mile
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 inferred faults in La Quinta have been placed in an Alquist-Priolo Special Studies
Zone. All homes developed on the proposed lots would be required to be constructed to
current Uniform Building Code (UBC) seismic standards in order to mitigate risk of
collapse to the extent feasible (Sources: Riverside County Comprehensive General Plan,
City of La Quinta General Plan, La Quinta MEA; UBC).
While accurate earthquake predictions are not possible, significant geologic, information
and statistical analysis have been complied, analyzed, and published intensely by 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
140'7 0
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
fault comprises the southern 115 km of the fault zone. This segment has the longest
elapsed time of any portion of the San Andreas Fault, last experiencing an event about
1690 AD based on USGS dating of trench surveys near Indio. The San Andreas Fault
zone is considered to have characteristic earthquakes that ruptures each fault segment.
The San Andreas Fault may rupture in multiple segments producing a higher magnitude
earthquake (Source: Southland Geotechnical 1996).
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 are not near the project site location. However,
because the site is located in an area of high tectonic activity, the potential for surface
rupture on undiscovered or new faults that may underlie the site can not be discounted
(Source: Southland Geotechnical 1996:8).
B. Would the project results in or expose people to potential impacts involving
seismic ground shaking?
Less Than Significant Impact. The future residential development will be subject to
groundshaking hazards from regional and local events. The proposed project will bring
people to the site who could be subject to these hazards. The Riverside County
Comprehensive General Plan indicates that the lots are within Groundshaking Zone III. A
Zone III is an area with moderate shaking qualities but less severe than a Zone 12 which is
the highest level. 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 recommendations of the geotechnical report prepared for this project shall
become conditions of approval. The land is generally suitable for the proposed project
(Sources: La Quinta MEA).
The primary seismic hazard at the project site is strong groundshaking from earthquakes
along the San Andreas and San Jacinto (Source: La Quinta MEA; Riverside County
Comprehensive General Plan),
C. Would the project result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
Less than Significant Impact. The proposed project is not in an area that is anticipated
to be subject to ground failure hazards from earthquake or other events due to the
distance from regional fault lines. The La Quinta General Plan indicates that the project
site is not within a recognized liquefaction hazard area. The majority of the City has a very
low liquefaction 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).
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Liquefaction is not considered a potential hazard 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).
D. Would the project result in or expose people to potential impacts involving
seismicity: seiche, tsunami or volcanic hazard?
No Impact. The City is located in an inland valley, separated from the Pacific Ocean by
mountain ranges, and would not be subjected to a tsunami. 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 the lake is
on the other side of the Coral Reef Mountains (Source: La Quinta MEA; La Quinta USGS
7.5' Quad Map).
E. Would the project result in or expose people to potential impacts involving
landslides or mudflows?
Potential Impact Unless Mitigated. The terrain within and surrounding the project site
is that gently sloping alluvial plain abutting steep rocky hillsides. The parcel is adjacent to
the Coral Reef Mountains, thus, there is a potential danger from landslides and rockfall at
those areas adjacent -to the toe of the slope. No mudflows are anticipated for this project,
as the adjacent hills and mountains are formed of rocky granitic material. The general area
of the project site is protected from flood waters by earthen training dikes and retention
basins that are located at the southern boundary of the project, and existing retention
basins and drainage channels within the project site. Additional on -site retention basins are
proposdd for the project site that will be incorporated into the 18-hole • gold course
features (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; TT 28470).
The Earth System Consultants (1996) geotechnical report update prepared for the project
states that there is a potential for rockfall hazard at the toe of the existing rock slopes. The
Sladden Geotechnical Update report also stated that the potential for rockfall affecting the
building pads along the toe of steep natural rock slopes should be acknowledged. The
potential rockfall hazard appears to be limited to several building pads along the south and
east edge of the site. The drainage swales indicated along the toe of the native rock slopes
as indicated on the rough grading plans appears to approximately address rockfall hazards
at this time. The rockfall hazard potential should be evaluated after rough grading and lot
specific mitigation measures should be incorporated into individual fine grading plans and
building layout determination.
F. Would the project result in or expose people to potential impacts involving
erosion, changes in topography or unstable soil conditions from excavation,
grading, or fill?
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Less Than significant Impact. The soils on the project site and geotechnical studies
done in the vicinity of the project site show that the area is underlain by alluvial deposits of
Pleistocene age. The soils on the site consists of Carrizo Carsitas sand in the alluvial fan,
Myoma Fine Sand and Gilman Loam abutting Avenue 52, and Granite and Metamorphic
Rock in the Coral Reef Mountains. Carsitas soils are generally used for citrus and grape
growing, agricultural uses, wildlife habitat, recreational uses, and watershed areas.
Carsitas and Gilman soils are permeable. Myoma soils are generally used for crops and
homesites, and are excessively drained and include rapidly permeable soil. The MaD soil
type is found on 5 to 15% slopes in alluvial fans. Runoff is slow and the erosion hazard 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; EA 92-240).
Approximately 1,888,730 cubic yards of mass grading involving balanced cut and fill is
projected for the project (Sources: TTM 28470 Grading Plan). Compliance with the
recommendations of the grading plans and geotechnical studies for the project will ensure
structural integrity of development on the site. Such compliance will be a condition of
approval for the project. Monitoring of compliance will be provided by the City's Public
Works Department staff.
On December 17, 1996, the La Quinta City Council approved the issuance of an at -risk
grading permit for the proposed golf course with the condition that the applicant post a
bond equal to one-half the total cost of the grading in case the project is not approved or
is modified at the public hearing so that restoration of the property can be performed.
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).
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 future 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
permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County,
California - Coachella Valley Area)..
17 073
1. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
Potentially Significant Unless Mitigated. The Coral Reef Mountains represent a unique
geologic feature in the La Quinta area. This unique feature is located within the project
site boundaries and could be affected by the proposed project. The proposed golf tee area
that is elevated into the mountain and'the six proposed homesites that at the southern high
cove area of the project may require grading measures that will cut into the mountain. A
geotechnical report prepared for a previous project on this project site stated that
.."Depending on the degree of weathering, excavation of rock could become difficult,
possibly requiring blasting in some areas (Sources: Leighton and Associates 1986:5, La
Quinta MEA; USGS La Quinta 7.5' Quad Map; Site Survey; TT 28470). The applicant
has stated that no blasting will be utilized. No blasting would be permitted by the City for
this project due to the impacts to the wildlife and associated habitat within the Coral Reef
Mountains, as well as potential geologic hazards.
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
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 significant supply for the City's nonpotable irrigation needs. Water is
pumped from the underground aquifer via domestic water wells in the City operated and
administered by the Coachella 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
111. 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 system. Water is
also pumped for irrigation purposes to water golf courses and the remaining agricultural
uses in the City. Water supplies are augmented with surface 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 use 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.
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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 will be a necessary in the near future.
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
mountain watersheds. La Quinta is protected from this runoff by the existing flood control
facilities located throughout the City.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids
(TDS) 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 participates.
La Quinta is protected from storm water runoff by a stormwater system designed by
Bechtel for the Coachella Valley Water District to protect currently developed and
potentially developable areas of the City from damage during a major rainflood event. The
system project was based on a flood control plan for the general area developed' by
Bechtel for the District in 1970. Construction was completed in November 1986 (Source:
Bechtel Civil, Inc. 1989:1).
Local Environmental .Setting
The project site does not have any natural standing water. Lake Cahuilla, a man-made
reservoir is located approximately two miles to the southeast, on the other side of the
Coral Reef Mountain. The Whitewater River channel is located slightly over 3 miles to the
north of the project site, but is dry except during seasonal storms. The La Quinta
Stormwater Channel is located approximately 1 mile to the north is a part of the
community -wide network of flood control facilities.
The City currently has only limited areas which are still 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 this zoning district is to allow
development in flood prone areas based upon the submittal of a drainage and stormwater
control plan. The City also implements flood hazard regulations for development within
flood prone areas.
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Existing flood control facilities on the proposed project site are a part of the City-wide
Stormwater Project - East La Quinta System. The facilities were designed by a previous
developer's engineer, with the design reviewed by Bechtel. Construction of these facilities
was completed in mid-1988, by E. L. Yeager Construction Company. The East La Quinta
System intercepts and controls runoff originating in the drainage area in the foothills east
and southeast of Avenida Bermudas, and from the presently developed area of the City of
La Quinta south of Calle Durango. The system consists of the Upper Training Dike. Calle
Tecate Detention Basin, East La Quinta Channel, Avenida Bermudas Detention Basin, the
proposed Tradition project site facilities, and a 60-inch diameter buried stormwater
conduit. The detention basin on the project site has a storage volume of about 520 A.F.
below El. 59, while maintaining a minimum one foot freeboard (Source: Bechtel Civil, Inc.
1989).
A Hydrology/Hydraulic Report was prepared for the project site, in October 1996, by
Keith International, Inc.. The project proposes areas north of the detention basin to
provide for on site retention. Runoff from the residential, clubhouse, and golf course areas
will be conveyed to depressions located within the golf course. The retention areas have
been integrated into the golf course grading plan as golfing amenities. The basin sizing is
based on the total run off from a 24 hour - 100 year event. Five basins are proposed with
the following locations and capacities:
Basin Hole # Basin Capacity
1 16 7.90 acre feet
2 Driving Range 83.50 acre feet
3 4 14.50
4 2 & 3 31.30
5 1 41.80 (lake)
The hydrology study modeled the 100-year and 10 year storm events to determine which
storm will generate the greatest storm volume. The results will be utilized to determine the
size of the retention basins. It was determined that historic flows are retained onsite, thus
the proposed development must retain all of the flows onsite (Source: Keith International.
Inc. 1996).
A. Would the project result in changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
Less Than Significant Impact. An approved drainage plan will be required prior to
issuance of a grading permit, based upon the recommendations and results of the Drainage
study prepared by Keith International, Inc., October 1996. There will be changes in
absorption rates, but not drainage patterns or surface runoff as a result of the proposed
project. The absorption rate will be altered by the paving of streets, building of homes, and
landscaping of yards, landscape lots, and the golf course. The traditional historical
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drainage pattern 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.
The proposed Tradition project (241 lots) is significantly less dense than the former
"Heritage" project (330 homes), and the even earlier project "Crystal Canyon" with 890
units. reducing the runoff rate and flood volumes to these existing structures. Since the on
site development has a reduced density (compared with the original design assumptions
used for the Heritage Country Club) with fewer homes and increased landscaping, peak
runoff flows and flood volumes will also be reduced (Keith International, Inc. 1996).
B. Would the project result in exposure of people or property to water -related
hazards such as flooding?
Less Than Significant Impact. The project site is partially within the AO designated
flood hazard area in the northeastern portion of the project site. The AO designation is the
100 year flood plain FIRM zone in which the hazard factors have been determined. There
are existing on -site flood control or drainage facilities on the property, that were
constructed by the Coachella Valley Water District as part of the East La Quinta Storm
Drain system. These improvements were coordinated with an earlier planned golf course
development, formally known as the "Heritage Country Club". The proposed project
intends to fully utilize these existing improvements and integrate them into the overall
development and drainage system: The existing structures and basins will remain in place.
The new design will maintain all structure capacities and volumes. The proposed
Tradition project is significantly less dense than the earlier "Heritage Country Club",
reducing the runoff rate and flood volumes to these existing structures. The proposed
development has submitted a drainage plan which will include 5 additional retention basins
and drainage improvements onsite (Source: Keith International, Inc. 1996).
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 the project site will be required to be
directed into the five proposed retention basins and be controlled by both existing and
proposed drainage facilities. There are no existing bodies of surface water on or adjacent
to the project site. Five lakes are proposed for the golf course which will also function as
retention areas (Source: Site Survey; Coachella Valley Water District; TT 28470).
D. Would the project result in changes in the amount of surface water in any
water body?
Less Than Significant Impact. There are no bodies of surface water on the subject
parcel. Five man-made lakes within the golf course are proposed. Runoff water is designed
to flow into these lakes. Although a substantial amount of runoff volume will come from
the Coral Reef Mountains, it is not expected to significantly impact surface water. The size
07 7
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of the project represents a sizable percentage of the drainage tributary area for the City
(Source: Site Survey; Keith International, Inc. 1996).
E. Would the project realest in changes in currents, or the course or direction of
water movements?
Less Than significant 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. A few 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 seasonal storms. The future development of the project site with the
proposed land use designations will not affect, to a significant degree, any existing
drainage corridor (Source: Site Survey; TTM 28470; La Quinta MEA).
F. Would the project result in changes in quantity of ground waters, either
through direct additions or withdraws, or through interception of an aquifer
by cuts or by excavations?
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 and the golf course. Potable water to
service this development will most likely come from existing groundwater wells in the near
vicinity and a new well to be located by the third green. The proposed golf course will be
irrigated from existing wells on the project site. These wells were formerly used for
agricultural irrigation and are in working order. The Planning Standard for residential
water consumption is 315 Gal/DU/Day. The day water consumption would be 241 units x
315 Gal/DU/Day = 75,915 Gallons for the single family residential use. Other uses
proposed for the project include the rehabilitation of the historic mansion for use as
administrative offices, the future construction of a clubhouse, maintenance building, half-
way house, and cart barn. The Coachella Valley Water District has stated that it will
furnish domestic water and sanitation service to the project, but will need additional
facilities to provide for expansion of its domestic water system. These new facilities may
include wells, reservoirs, and booster pumping stations. Water from the Coachella Canal is
also available for irrigation of the golf course and green belt areas that are within
Improvement District No. 1 (Sources: La Quinta MEA; Application Materials; Coachella
Valley Water District).
G. Would the project result in altered direction or rate of flow of groundwater?
Potentially Significant Unless Mitigated. The proposed subdivision might have a
significant effect on groundwater wells. It is not anticipated that there will be any
significant alteration to the direction of flow of the groundwater supply, however, the rate
of flow may be impacted due to high demand for water. No deep cuts are proposed with
this project that would reach the depth of the groundwater, other that the drilling of a new
water well. The proposed well would reach a depth of potable water which would impact
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the local groundwater rate of flow and possibly direction (Source: Tentative Tract 28470).
The Coachella Vallev Water District stated that local groundwater supplies may not be
adequate to supply long-term domestic or irrigation demands. Groundwater pumping will
be subject to a replenishment assessment to provide a funding mechanism for importation
of additional water supplies (Source: CVWD letter of Nov. 14, 1996).
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, and golf course pathways. This
pavement will reduce the absorption ability of the ground. Storm water runoff will be
discharged into on -site basins channels, lakes, and pipes. Following a heavy rain,
contaminates could be transported into the basins 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. Golf course lake best management
practices will be required to be implemented in order to minimize surface water pollution.
The applicant will be required to line the golf course lakes with an impermeable product
with a hard edge grouted in.
15 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMM), and in particular, the Southeast Desert Air Basin (SEDAB) division.
SEDAB has a distinctly different air pollution problem than the South Coast Air Basin
(SCAB). A discussion of the jurisdictional organization of SCAQMD 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
with the regulation of pollutant emissions and the maintenance of local air quality
standards. The SCAQMD samples air at over 32 monitoring station 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 federal standards for ozone, carbon monoxide, or particulate matter (PM-
10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM- 10 is a
particulate matter 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.
23 079
Local Environmental Vetting
The City of La Quinta is located in the Coachella Valley, which has an arid climate,
characterized by hot summers, mild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainfall, 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
Indio. The Indio 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 Significant Unless Mitigated. The South Coast Air Quality Management
District CEQA Air Quality Handbook indicates that the threshold for significance in single
family development is at 170 units. Above 170 units may result in a significant impact to
the air quality, unless mitigation is implemented. To assess the potential impacts of this
project, a computerized air quality analysis was conducted by Community Development
staff. The assessment indicated that the proposed project would produce temporary
construction emissions during the construction of the 241 single family home sites.
Emissions produced during construction would vary daily depending on the type of
activity. Emissions would be generated during grading, framebuilding and other
construction activities. Grading and construction would result in a less than significant air
quality impact (Source: Screen.xls). The table below quantifies the emissions:
Construction Emissions:
Project Emissions (lbs/day)
ROG NOX CO PM10
40.7 64.5 253.2 146.7
SEDAB Thresholds (lbs/day)
ROG NOX CO PM 10
75 100 550 150
(Source: SCREEN.XLS)
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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
natural vas appliances. Indirect emissions would be generated during the use of electricity.
No wood burning emissions would be generated by the proposed project except for
residential fireplaces. Emissions from motor vehicle operation are anticipated to result in
the greatest long-term air quality impact associated with development of the proposed
project. The report concludes that the significance thresholds would not be exceeded for
ROG, CO, PM-10, and Nox. This impact is considered to be less than significant. The
proposed project would not contribute significantly to regional or local air quality impacts.
The following construction emission mitigation measures will reduce Nox emissions:
1. Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to improve
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. All construction equipment shall be maintained to prevent visible soot from
reducing light transmission through the exhaust stack exit by more than 20 percent
for more than 3 minutes per hour and use low -sulfur fuel as required by SCAQMD
regulation.
However, even with the implementation of the above measures, the construction -related
Nox emissions would continue to exceed SCAQMD thresholds. Therefore, construction
emissions of Nox would be considered significant and unavoidable.
To mitigate for the over-all air quality impact that may result for the project, the following
SCAQMD mitigation measures will be required:
Best available mitigtion measures for construction:
1. Low emission on -site mobile equipment (tractor, scraper, dozer, etc.) will result in an
approximate 60% emission reduction efficiency.
2. Energy use - use electricity from power plants or clean fuel generators rather than
temporary diesel powered generators. This will reduce emissions by 50 to 98%.
3. Fugitive dust from roads - Pave construction roads that have a traffic volume of less
than 50 daily vehicle trips to reduce fugitive dust by 90 to 99%.
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Best available mitigation measures for operation activities
Residential energy use:
l . Use solar or low emission water heaters for a 40% emission reduction.
2. Use central water heating systems (emission reduction not quantified)
3. Use built-in energy efficient appliances for a 10 to 20% emission reduction.
4. Building orientation should be to the north for natural cooling (efficiency not
quantified)
5. Provide shade trees to reduce heat for a 55% energy reduction.
6. Use energy efficient and automated controls for air conditioners for a 30% energy
reduction.
7. use double -glass paned windows for a 20% energy reduction.
Clubhouse:
Construction phases
1. Implement on -site circulation plan in parking lots to reduce vehicle queuing (emission
reduction not quantified)
Energy use:
I. use energy efficient low sodium parking lot lights for a 55% energy reduction.
2. Use lighting controls and energy efficient lighting for a 60 to 75 % energy reduction.
3. Require recycling bins in addition to trash bins and contract for recycling services.
4. Increase walls and attic insulation beyond Title 24 requirements for a 5 to 9 % energy
reduction.
5. use light colored roof materials to reflect heat.
6. use building materials that do not require use of .paints and solvents for an 80 to 100%
emission reduction.
7. Provide dedicated parking spaces with electrical outlets for electrical vehicles.
With the implementation of the above recommended mitigation measures, the potentially
significant air quality impacts will be reduced to a level of insignificance (Source:
SCAQMD CEQA Air Quality Handbook).
B. Would the project expose sensitive receptors to pollutants?
Less Than Significant Impact.. Sensitive receptors include schools, day care centers,
parks and recreation centers. medical facilities, rest homes, and other land uses that
include concentration of individuals recognized as exhibiting :particular sensitivity to air
pollution. The adjacent land uses consist of residential to the west and north, residential
development to the northeast, and open space to the south and east. The closest schools
located to the proposed project are the new Adams Elementary School located north of
26 08?
Calle Tampico and west of Washington Street, and the La Quinta Middle School and
Truman Elementary School located east of Washington Street and north of Avenue 50.
The closest existing public park is the Fritz B. Burns Park located near the northwest
corner of the project. The Ambient Air Quality Standards (AAQS) are designed to protect
that segment of the public most susceptible to respiratory distress or infection, referred to
as "sensitive receptors." (Sources: La Quinta General Plan; Site Survey).
C. Would the project alter air movements, moisture, temperature, or cause any
change in climate?
Less Than Significant Impact. The proposed subdivision is not anticipated to result in
any significant impact upon this issue area. All proposed 241 home sites will be required
to meet height and setback requirements, maintaining a low profile. Two-story units may
be approved for construction. Moisture content may increase as the golf course and
individual yards are planted and irrigated. Swimming pools would add to the moisture
index of the area. There are no significant climatic changes anticipated with the future
development of the parcels. There is no feasible mitigation for this issue other than to not
construct the golf course or to reduce the golf course to 9-holes. The applicant is not
proposing any alternative designs for this project.
D. Would the project create objectionable odors?
Less Than Significant Impact. The proposed project will not result in development
which may create objectionable odors, such as waste hauling or chemical products.
Vehicles traveling on nearby and internal project streets generate gaseous and particular
emissions that may be noticeable on the project site. However, these would be short-term
odors that should dissipate quickly (Source: Site Survey).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental .Setting
La Quinta is a desert community of over 18,600 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 in the 1930's 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.
Traffic 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 Avenue 52. According to the City Engineering Department, there
were 15 vehicular accidents at this intersection between 1988 and 1989 (Source: Traffic
Collision Data, City of La Quinta; La Quinta. General Plan). Between January 1993 and
Z7 083
December 1994, there were six accidents. In 1995, there were two accidents. And, in
1996, there was one accident between January and March (Source: SWITRS, Public
Works Department).
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 I I I serving trips between La Quinta and other communities in the desert.
There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta,
however, these systems will be expanded as the City grows. These facilities, both existing
and future, are designated in the La Quinta General Plan.
Local Environmental Setting
The subject project site is located south of the southern terminus of Washington Street,
east of Avenida Bermudas. Washington Street is classified as a major arterial with a 120
foot right-of-way. The intersection of Washington Street and Avenue 52 is currently
controlled by 4-way stop signs. Avenida Bermudas is classified as a secondary arterial
with an 80-foot right-of-way. Avenida Bermudas is located along the western boundary of
the project site. It is designated as a bikeway corridor.
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, north of the subject property will exceed the volume range. It is
projected that Washington Street will experience a daily traffic volume of 52,600 south of
Avenue 50, at buildout, providing a Level Of Service D (LOS-D). LOS-D has unstable
flow with poor progression and frequent cycle failures. This is considered the limit of
acceptable delay. LOS F has oversaturation with arrival flow rates exceeding the capacity
of the intersection and is considered unacceptable to most drivers. A more detailed
explanation of buildout traffic conditions and levels of service is found in the La Quinta
General Plan.
The current average daily traffic flows for Washington Street, south of Avenue 50 are
13,697 vehicles per day and 16,354 vehicles per day south of Eisenhower Drive. The
existing traffic volume at the intersection of Avenue 52 and Washington Street is 7,982
vpd with 4,271 vpd entering or leaving Washington Street. This intersection has met
warrants for a signal (Source: Public Works Department).
A. Would the project result in increased vehicle trips or traffic congestion?
Potentially Significant Unless Mitigated. Housing units for this project site are less
than what was used in the "build -out" traffic model for the 1991 La Quinta General Plan.
Potential development The project is incorporating mitigation improvements as identified
and required by the General Plan of the project site is forecasted to generate
28 084
approximately 4,588 daily vehicle trips from the 241 single family lots, the 271 acre golf
course. and approximately 1,000 square feet of administrative office space within the
historic hacienda (Source: Trips.xls; Keith International, Inc.). Additional daily vehicle
trips may be generated by the proposed buildings.
B. Would the project result in hazards to safety from design features (e.g. sharp
curves 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 system. Automobile, motorcycle, and
golf cart traffic are the only types of vehicles that typically use private residential streets,
with the exception of delivery trucks. A golf cart path system will be constructed within
the country club (Source: TTM 28470).
C. Would the project result in inadequate emergency access to nearby uses?
Less Than Significant Impact. Future development of the project site would not be
permitted to obstruct emergency access to surrounding land uses. This requirement would
be made a part of project conditions of approval. Review of development plans by the Fire
Department did identify that a secondary access is required along Avenida Bermudas.
Additional emergency accesses will also be required by the City for the project.
D. Would the project result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. Parking will be required for each custom-built housing
unit as it is constructed, which will consist of a two to three car garage, and tandem
parking in the driveway. On -street parking will not be available (Source: La Quinta Zoning
Ordinance, La Quinta Subdivision Ordinance, Application Materials). Parking for the
clubhouse, maintenance yard, and administrative offices will be required to meet the
parking standards of the Zoning Ordinance. The applicant proposes a total of 158 parking
spaces, four of which are designated for handicapped vehicles. The Zoning Ordinance
requires a total of 129 spaces for the proposed uses.
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. The east side of Avenida Bermudas and the east side of
Washington Street are designated bikeway corridors. It is anticipated that hazards to
bicyclists and pedestrians will not be increased significantly as a result of the proposed
development (Source: La Quinta General Plan). The bicycle and pedestrian corridors will
be outside of the project perimeter wall, along the east side of Avenue Bermudas. There
will not be any identifiable increase in hazards than currently exist.
29 085
F. Would the project result in conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle racks)?
No Impact. Bicycle racks are only required for commercial land uses. The Zoning
Ordinance does not require bicycle racks for residential projects. The proposed project
will be reviewed by the Sunline Transit Agency for needed' bus turnouts (Source: La
Quinta Zoning Ordinance). Bicycle racks should be provided for the Clubhouse.
G. Would the project result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. The closest rail line is
approximately six miles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports within the City. Thus, there will be no impacts
upon these issues. The closest airports are the Bermuda Dunes Airport, a small private
facility located just south of Interstate 10, approximately six miles north of the project site
and the Thermal Airport, located approximately six miles southeast of the project, on
Airport Boulevard in the Thermal area (Sources: La Quinta MEA; USGS La Quinta 7.5'
Quad Map, Site Survey).
3.7 BIOLOGICAL 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 disturbed environments within the City are classified as either urban or
agricultural. 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. However, the project
site has been disturbed by agriculture and mass grading in the distant and recent past. The
Sonoran Desert Scrub is the most typical environment found in the Coachella Valley. It is
generally categorized as containing plants which have the ability to economize water uses,
go dormant during periods of drought, or both. Cacti are very common in these areas due
to 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 plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These
animals escape the summer heat through their nocturnal and /or burrowing tendencies.
30 086
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 Desert Transition areas are found in the alluvial fan areas and slopes of the
surrounding mountains. The transition is gradual and involves an intermingling of
vegetation types typically found in the Desert Scrub ecosystem and the Pinon-Juniper
Woodland near the top of the Santa Rosa Mountains. The plant species in the desert
transition zone benefit from slightly higher rainfall. Where creosote bush and bur -sage
dominated in the desert scrub areas, cacti become more abundant and ocotillo dominate on
the upper portions of alluvial fans, bajadas, and rocky mountain slopes.
The La Quinta General Plan identifies the property as being within the habitat of the
Fringe -toed Lizard. In addition, there have been sightings of the endangered plant,
California ditaxis, in the general area of the project (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)?
Potentially Significant Unless Mitigated. The La Quinta Master Environmental
Assessment identifies the project site as within the habitat of the Coachella Valley Fringe
Toed Lizard, and the California ditaxis.
The project site is not within the mitigation fee area for the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan, even though a portion of the project area is within the
lizard's traditional habitat. There is no required mitigation for this species for this project.
The California ditaxis is considered a "Species of Special Concern" and the State of
California has ranked the plant "Endangered." The property has been highly disturbed
since 1902 when date trees, and later citrus trees, were planted on the property. Over the
years, the agricultural use of the property expanded. In 1988, the Coachella Valley Water
District constructed flood control facilities on the project site which involved mass
grading. Due to the extensive and lengthy disturbance of the property, no natural
undisturbed plant communities remain on the property.
The Prairie Falcon has been observed in the Santa Rosa Mountains to the south of this
project site. The falcon is listed as a Species of Special Concern. The California desert is
thought to support the largest remaining falcon population although new sightings have
not been noted in the La Quinta area in recent vears (Source: EA 92-240).
The Bighorn Sheep have also been sighted in the Santa Rosa Mountain Range, of which
the Coral Reef Mountains are a part of. The Bureau of Land Management Santa Rosa
31 0
O
Mountains Wildlife Habitat Management Plan states that the largest population of
Peninsular Bighorn Sheep is found in the Santa Rosa Mountains. The plan requires that
the public use must be adjusted to minimize impacts on the wildlife habitat area. Summer
bighorn use areas. particularly those around water sources, are the most sensitive to
human impacts. This project is north of the BLM habitat area, thus there are no
anticipated impacts to the bighorn sheep from the proposed project. So as not to create
barriers across habitat corridors for migrating species, development of this property should
be limited to areas within the residentially -zoned district with no development in the
Hillside Conservation designated areas. The mountainous areas should be retained as open
space and either managed by the City or a non-profit organization. The hillside areas
should not be fenced in order to permit access across the open space areas by native and
migrating wildlife (Source: EA 92-240).
B. Would the project result in impacts to locally designated species (e.g. heritage
trees)?
Less Than Significant Impact. There are no locally designated biological resources
within the City of La Quinta. All significant biological resources are designated by the
California Department of Fish and Game or the U.S. Fish and Wildlife Service (Source: La
Quinta MEA). There is a wind row of several large eucalyptus trees along Old Avenue 52
that are of historic significance. Staff has required that a qualified arborist evaluate the
trees for preservation and incorporation into the project. The project proposes to remove
the dead trees and retain about 14 trees.
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).
D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or vernal
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 or may have been partially inundated by the lake. However. the lake dried
approximately 500 years ago and the land has been dry since. The project site has become
covered by sedentary deposits since the prehistoric lake dried (Sources: Site Survey; 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?
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Less Than Significant Impact. The project site is surrounded by developed parcels on
these sides which have effectively cut off migration corridors to and from the project site
except to and from the Coral Reef Mountains. Wildlife corridors are still open in the Coral
Reef %fountains which provide access to the higher mountains to the south. (Source: La
Quinta MEA; Site Survey).
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental 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 (IID), Southern California Gas
Company, and various gasoline companies.
Local Environmental Setting
There are no oil wells or other fuel or energy producing facilities or resources on or near
the project site. While the project site is undeveloped, there is no significant resource to be
mined, such as rock or gravel. The project site is located within MRZ-1 and MRZ-3. The
MRZ-1 designation is applied to those areas where adequate information indicates that no
significant mineral despots are present or where it is judged that little likelihood exists for
their presence. The MRZ-3 designation is for those areas containing mineral deposits the
significance of which cannot be evaluated from available data. The northern portion of the
project is within an area of Prime Agricultural Soils (Source: La Quinta- MEA; Site
Survey).
A. Would the project conflict with adopted energy conservation plans?
No Impact. 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 fuel 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 Title 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. Title 24 requirements shall be complied with for
energy conservation. Any landscaping will also be required to comply with the City's
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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 UPSETIHUMAN HEATH
Regional Environmental Setting
Decent growth pressure has dramatically increased the City's exposure to hazardous
materials. Such exposure to toxic materials can occur through the air, in drinking water, in
food, in drugs and cosmetics, and in the work place. Although large scale, hazardous
waste generating employment is not yet present in the City of La Quinta, 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 of, and around, La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous
Waste Management Plan. The project site has not been used for any type of manufacturing
or industry, and there has not been any known dumping of hazardous substances on the
property (Sources: Site Survey; 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 from swimming pool
chemicals and pesticides that may be used by residents of the future homes within the
project. No other risks are anticipated by the land division, future custom homes,
clubhouse, or other proposed structures.
B. Would the project involve possible interference with an emergency response
plan or emergency evacuation plan?
Less Than Significant 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). Emergency accesses will be required for the project to meet the requirements
of the Fire Department.
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C. Would the project involve the creation of any health hazard or potential
health hazards?
No Impact. There are no anticipated health hazards associated with the proposed project
beyond :!;ose normally associated with a construction project (Source: Site Plan).
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no 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.
E. Would the proposal involve increased fire hazard in areas with flammable
brush, grass, or trees?
Less Than Significant Impact. The proposed project site is on an alluvial fan with
sparse natural vegetation due to disturbance from previous mass grading for the flood
control facilities on the project site. The adjacent mountains have only very sparse
vegetation. The dead eucalyptus trees along Old Avenue 52 will be removed. Thus, there
is a very low fire potential from brush, grass, or trees.
3.10 NIOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources within and outside the City
boundaries. The major sources of noise include vehicles on City streets and Highway l 11,
and temporary construction noise. The ambient noise levels are dominated by vehicular
noise along the highway and major arterial roadways.
Local Environmental.Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from
Washington Street and Avenue 52. Residential areas are considered noise -sensitive land
uses, especially during the nighttime hours. The nearest residential use is located adjacent
to the east and north of the project site. The State Building Code requires that interior
noise level in buildings do not exceed CNEL 45. The General Plan of the City of La
Quinta requires that exterior noise levels do not exceed CNEL 60 (Sources: Site Survey).
A noise study has been prepared for this project.
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A. Would the project result in increases in existing noise levels?
Potentially Significant Unless Mitigated. An acoustical study of the project site were
conducted in December, 1996, by Gordon Bricken & Associates. The reports state that
noise levels are dominated by vehicular traffic on Avenue 52 to the north, and Avenida
Bermudas to the west. No other significant sources of noise were noted during the site
visit. The report discusses the design of the proposed project and recommends mitigation
measures to protect the proposed homes from street noise. Mitigation includes the
construction of at least a 6 foot solid wall along the perimeter of the project, and
constructing to meet certain criteria to ensure an outdoor -to -indoor noise intrusion of no
greater than 45 dBA. These criteria are contained in the acoustical study and shall be made
part of the Conditions of Approval and the Mitigation Monitoring Plan for the project
(Source: Gordon Bricken & Associates 1996). The height of residential lot pads is subject
to sound attenuation along Avenida Bermudas. In order to ensure compliance with the
recommendation of the acoustical study, the pad elevations on several lots have been
reduced.
There is an existing single family house located at 51-485 Calle Guatemala that abuts the
project site along the northern property line. This house is constructed either on the lot
line or possibly over the lot line. In order to mitigate this issue, the applicant will be
required to process a lot line adjustment to provide a five-foot setback for the Calle
Guatemala property. The perimeter wall which will be constructed along the entire length
of the project's northern boundary would then have a five-foot "jog" in the wall at the
Calle Guatemala property. The wall will not only define the project's boundaries, but will
serve to mitigate sound attenuation impacts.
B. Would the project result in exposure of people to severe noise levels?
Less Than Significant Impact. 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
existing CNEL along Washington Street, Avenue 52, and Avenida Bermudas corridors
adjacent to the project site is 60+ dBA. The interior of the project site, next to Ave.
Bermudas, is between 50 and 60 dBA for that area close to the Coral Reef Mountains is
less than 50 dBA (Source: La Quinta MEA).
The proposed development 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). It is
possible that blasting may be necessary to grade those areas in the higher fan and slopes to
create pads sites and golf tee boxes (Leighton and Associates 1986). However, the
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developer has stated in a letter to the City that blasting will not be used during grading.
Blasting will be prohibited for this project.
3.11 PUBLIC SERVICES
Regional Environmental Setting
La w enforcement services are provided to the City through a contract with the Riverside
County Sheriffs Department. The Sheriff's Department extends service to the City from
existing facilities located in the City of Indio. There is a small substation located within
City Hall. The Department utilizes a planning 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. Currently, there are three officers per shift with three staggered
shifts per day to serve La Quinta. In addition to patrol, there is also a target team,
Community Services Officer, and School Resources Officer assigned to the City (Source:
101-301 Police Services Supporting Information).
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 (Source: La Quinta MEA). Currently, there are two paid firefighters per shift
at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source:
La Quinta Building & Safety Department).
Structural fires and fires from other man-made features are the most significant fire threats
to the City. Hillside and brush fires are minimal as the hillside areas are virtually barren and
the scattered brush on the valley floor is too sparse 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 City. Another elementary school is under construction within the City.
The City is also within the College of the Desert Community College District.
Library services are provided by the Riverside County Library System with a branch
library 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
forecast future facility requirements to serve the City. Utilizing this 1992 standard, the
City was underserved in space but overserved in terms of volumes (Source: La Quinta
MEA).
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Health care services are provided in the City through JFK Memorial Hospital in Indio, and
the Eisenhower Immediate Care Facility in the III 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 Indio. Paramedic service is
provided to the City by Springs Ambulance Service.
Local Environmental Setting
The nearest City fire station to the project site is Station 432 located at the northwest
corner of the project site.
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 Than Significant Impact. The proposed project will increase the need for fire
protection due to the construction of residential units, a clubhouse, and other facilities.
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 -site 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?
Potentially Significant Unless Mitigated. Comments have been received by the
Sheriffs Department for this project. There will be a cumulative impact upon police
protection services by the construction of new residential units that will generate calls for
various types of police services and protection. Traffic collisions, patrol requests, and calls
for service will impact the Sheriff's Department. This will generate a need for additional
staff in the future.
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, dated October 24, 1996. The letter states that the proposed
project will potentially result in an impact on their school system. 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 local,
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state, and federal budget 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 24, 1996).
D. 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?
Potentially Significant Unless Mitigated. The project site is not served by existing, but
limited infrastructure connected with the past ranching operation. The proposed project
will not require new and altered services for the maintenance of roadways or other
facilities, as internal streets will be private. Additional public roads at the entrances to the
projects 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 offset by application, permit and
inspection fees charged to the applicant and contractors.
3.12 UTILITIES
Regional Environmental .Services
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical
power supply and The Gas Company (TGC) for natural gas service. Existing power and
gas lines and substations are found throughout the City. IID 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 five
reservoirs located in the City.
The Citv's stormwater drainage system is administered by the CVWD, which maintains
and operates a comprehensive system to collect and transport flows through the City. The
City is served by Waste Management of the Desert for solid waste disposal.
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Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella
Valley.
Local Environmental Setting
The project is adjacent to developed areas on the west, north, and east. The site is former
farm land that has been under cultivation until recent years.
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 significant 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 IID, CVWD, cable company, and TGC for the timely provision of
utilities.
A response letter from IID, dated October 28, 1996, was received by the City. The letter
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 IDYs existing
facilities at peak leading periods, and result in the need for additional generation,
transmission, substation, and distribution facilities. When additional facilities are needed,
projects of this magnitude directly impact power rates in the IDYs service area and may
result in higher electric rates in the future years (Source: IID letter dated October 28,
1996).
B. Would the project result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant Impact. The proposed development will require service from
General Telephone Exchange (GTE) for telephone communication. The developer will be
required to coordinate the installation of telephone service infrastructure with GTE. A
fiber optic cable is located along Old Avenue 52. This cable will need to be relocated prior
to grading in that area. Relocation is the responsibility of the applicant (Source' Richard
Tyree, GTE: Jan. 2, 1997).
C. Would the project result in a need for new systems, or substantial alterations
to local or regional water treatment or distribution facilities?
Less Than Significant Impact. 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, with the construction of new facilities, including wells, reservoirs,
and booster pumping stations. The developer will be required to provide land on which
some of these facilities will be located. Potable water consumption has been discussed in
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section 3.4 of this document. A response letter from CVWD has been received that states
that the district will furnish 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 November 14, 1996).
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 system. A response from CVWD
has been received. See discussion above in subsection D (Source: CVWD letter dated
November 14, 1996).
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 farm land. The project will
result in substantial construction of buildings, pavement and landscaping. Additional on -
site retention facilities will be required for the development of the project. The Whitewater
River Storm channel is located approximately 3 miles south of the project site. There will
be no significant 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
collection. Solid waste may be transported to the three existing landfills in the Coachella
Valley These landfills are reaching capacity and may be closed in the near future.
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 AESTHETICS
Regional Environmental .Vetting
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 mountains are visible
on clear days throughout most of the City.
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Local Environmental Setting
The project site is located in a predominately residential zoned area in the southern portion
of the City. The Cove residential area immediately to the west, allows a maximum of 17
feet for a single family residence. The proposed project site is in the RL district that allows
up to 28 feet in height with the exception for houses along Ave. Bermudas which will be
restricted to 17 feet height limitation. Views from the project site consists of the Santa
Rosa and Coral Reef Mountains to the south and southeast, the alluvial fan area to the
southwest, and the open valley floor to the north and northeast (Source: Site Survey; La
Quinta MEA).
A. Would the project affect a scenic vista or scenic highway?
Less Than Significant Impact. The project site is located within designated viewshed
No. 1, which includes both distinctive and attractive types of viewsheds. The vistas from
the project site include the Coral Reef Mountains adjacent to the east and south, the Santa
Rosa Mountains to the south and west, and the valley floor to the northeast. Less than
significant impacts are anticipated by this project as the majority of proposed development
will be located on the gently sloping alluvial fan area (Source: La Quinta MEA; Site
Survey). The applicant has submitted a viewshed study of the six residential lot area and
tee boxes #17, 2, and 18, as required for the Conditional Use Permit. The six lots are
proposed for an alluvial fan within the Coral Reef Mountains. Slopes vary widely within
this alluvial fan. The fan was scarred by construction activities by the CVWD, in 1988,
when nearby flood control facilities were constructed. There is a distinct color difference
created by the scarring. The proposed six lots on this fan will in effect eliminate the
scarring through proposed development and restoration of any remaining scarring.
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. It is possible that the alluvial fan where six residential lots are proposed for
approval under Conditional Use Permit 96-031 would have a negative impact upon the
local environment as the proposed street to access these lots would result in a 10-foot scar
wall in one area where the road is proposed to be constructed over an elevated ridge line.
Staff has determined that there is an opportunity to realign the road off the ridge line to a
lower area to prevent the scar wall and keep development out of the 20% slope areas. The
realignment of this road will be a condition of approval for the Conditional Use Permit.
The six proposed lots under the Conditional Use Permit also have small portions of the
lots within the 20% or greater slope areas. Development is not permitted above 20%
slope. However, those lots that have small areas at the rear within 20% or greater slopes
will be required to have conservation easements recorded on them, with no grading
permitted in these areas. The applicant will have to redesign the grading plan for this area
to eliminate all grading in areas above 20% slope gradient. The grading on the six lots will
42 19-3
be required to avoid flat planes in order to soften the impact of grading. Grading will only
be permitted within that area that was previously scarred by CVWD flood control
construction activities on the alluvial fan. All areas graded on the alluvial fan are subject to
restoration of existing or project -related scarring. The applicant will be conditioned to
revise the slope study to include a dashed line indicating the limits of the existing scarred
area.
Any modifications to the alluvial fan area subject to Conditional Use Permit 96-031 will
require a revision to the CUP, subject to the environmental and public hearing process.
The 15 foot slope between lots 230, 231, 232, and the lower road will be required to be
landscaped to soften the visual impact of the grading.
C. Would the project create light or glare?
Potentially Significant Unless Mitigated. The proposed project will include exterior
security and low level 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 City, 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 Environmental.Setting
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 and
from extensive ethnographic information. A discussion of the prehistory and history of La
Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other
discussions are found in the La Quinta General Plan and the Master Environmental
Assessment.
Local Environmental .Setting
The project site is located in the southern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site as well as sites on the
project site. The project site was previously surveyed for archaeological or historical
resources. with both archaeological or historical sites recorded on the property. In 1984,
the first archaeological investigation took place on the project site in conjunction with a
similar proposed golf course/country club project. This Phase I investigation was
conducted by UCR ARU. Six archaeological sites were recorded at that time. Local
Native American consultation for these sites was included in the analy_ sis and
determination of mitigation measures to be required for the sites.
43 r���
As mitigation for the archaeological sites for the project under review at that time, an
extensive Phase II investigation was conducted in 1989, by UCR ARU, to test several of
the sites and determine their perimeters and significance. Eleven human cremations were
recovered from site Riv-1179, as well as numerous artifacts. The additional mitigation for
this site was determined to be capping in order to preserve the remaining subsurface
deposits and to memorialize the burial ground. The six sites found on the project site are
connected with a prehistoric village area, located partially on the property Over the past
years there has been frequent looting of the sites and casual pothunting by people
trespassing onto the property. In 1988, the Coachella Valley Water District undertook
construction of a large detention basin, drainage channels, and related flood control
facilities on the project site. In the Environmental Assessment prD epared by CVWD, the
archaeological resources were not given consideration (CVWD File No. 0121.3198). At
least two of the archaeological sites were destroyed at that time by the water district's
actions. There is no record of archaeological monitoring or other mitigation by CVWD at
that time. Thus, two of the sites are lost. The remaining sites consist of bedrock milling
stations located at the toe of the slope. These site can easily be preserved and incorporated
into the project as cultural features, and thus preserved.
Riv-1179 was capped by Keith Companies archaeologists Paul G. Chace, Ph.D., and
Charles Reeves, J.D., in December 1996. The capping consisted of carefully placing at
least three feet of clean, fine sand over the top of the designated site area. The heavy
equipment did not touch the site area. The capping was photodocumented. Annual
inspections of the capped site will be required by the City staff to ensure the stability and
proper maintenance of the capping. The capped site will be required to have a
conservation easement placed on it with the deed going to the City in perpetuity. The site
will be preserved for the sensitive memorial of the human remains and for future scientific
study.
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is known that marine -associated paleontological
resources are found at elevations below 42 feet above mean sea level. The proposed
project site is located at elevations ranging between 42 and 1600 feet above MSL. Thus, it
was determined that the project site was just outside of the area designated by the
Lakebed Paleontological Determination Study. The project site will have archaeological
monitoring of the earth -moving activities, which will provide for a contingency in the
event that paleontological resources are uncovered as well (Source: Lakebed
Paleontological Determination Study, Wilke 1984; UCR ARU 1986).
B. Would the project affect archaeological resources?
Less Than Significant Impact. There are numerous archaeological sites within close
proximity of the proposed project. The archaeological survey conducted on the project
site did locate and record six prehistoric archaeological sites. A discussion of these sites
and their current status is provided above. Because of the potential for subsurface cultural
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deposits, it is recommended that archaeological monitoring during the clearing and
grubbing, grading and trenching of the project should be done for all on -site and project -
related off -site work (Source: Wilke 1984, UCR ARU 1986).
C. Would the project affect historical resources?
Potential Impact Unless Mitigated. There are historical resources located and
documented on the project site. The resources consist of the Hacienda Del Gato and
related buildings. In addition there are fixtures related to the ranching operation of the
property that are of historic age and significance. The property was purchased from the
state by John and Belle Marshal in 1902. They established a date and citrus ranch and
constructed a large hacienda -style home in the 1930's. The first structure on the ranch
were a small adobe house, equipment barn, and later a caretakers house. The ranch is
discussed in the City's Draft Historic Context Statement and documented in a focused
historic investigation by Mellon and Associates, in November 1996. It has been
determined that the hacienda and adjacent grounds are significant historic resources to the
community and that every effort to preserve, rehabilitate and adapt the property is to be
made. A Certificate of Appropriateness was applied for by the applicant to seek approval
of various treatments to the hacienda, and the surrounding grounds, from the City. The
proposed treatments are independent from the project in that they can stand alone even if
the project is never constructed, and that they further the goal of preservation of an
important historic resource. Certificate of Appropriateness 96-001 was recommended for
City Council approval by the Historic Preservation Commission on January 16, 1997.
(Sources: La Quinta Historical Society; La Quinta General Plan; La Quinta MEA; Mellon
and Associates 1996). In December 1996, The Keith Companies documented Old Avenue
52,which had been identified by staff as a potential historic road. The Historic Preservation
Commission concluded that the road was significant as a historic resource, however, due
to the loss of the road's integrity, this resource does not warrant preservation or additional
mitigation beyond the documentation prepared by the consultant.
D. Would the project have the potential to cause a physical change which would
affect unique ethnic values?
No Impact. There is no identifiable unique ethnic value to the proposed project site. The
project site has been a ranch that was first established in 1902. However, development of
the property has been anticipated and promoted since the early 1980's. The historic house
and grounds will be preserved and incorporated into the proposed development. There are
no unique ethnic values identified with the property, other than local historic and
prehistoric significance.
E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known current religious uses or sacred uses on the proposed
project site. The archaeological investigation for the project transmitted letters of inquiry
101
45
to the local tribal councils requesting their comment of this and other issues. No responses
were received.
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the
existing resources and facilities and the future needs of the City. The City has
approximately 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 unimproved bike
and equestrian corridors within the City and designated pedestrian hiking trails.
Local Environmental Setting
The project site is former farm land with an historic house and out -buildings. There is no
evidence that there have been any organized or approved recreational uses on the
property The proposed project includes an 18-hole golf course that will provide
recreation to the country club members.
A. Would the project increase the demand for neighborhood 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 241 new residential lots. Park fees in
lieu of parkland 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 C,
within which the project site is located, is significantly deficient in park and recreation
facilities. The paying of the parkland fee will assist in acquiring the necessary funds to
develop future parks and other recreation facilities in Planning Area C (Sources: Parks and
Recreation Master Plan).
B. Would the project affect existing recreational opportunities?
Potentially Significant Unless Mitigated. The proposed project of 241 residential lots
will affect existing parks and recreation facilities through added users. There is a
significant deficit in existing parks in the northern area of the City. However, the Fritz B.
Burns Park is located at the northwest corner of the project site. Added users would result
in an increased demand upon the existing park facilities and recreational programs.
Payment of the parkland fee will mitigate this impact by contributing funds toward the
construction of new park facilities and added recreational programs.
46 102
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The proposed project will not have unmitigable significant adverse impacts on the
environmental issues addressed in the checklist and addendum. Some of the issue areas
could have a potential significant impact if appropriate mitigation measures are not
implemented. 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 project will not have the potential to degrade the
quality of the environment, 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.
* The proposed project will not have impacts which are individually
limited but cumulatively considerable when considering planned for
proposed development in the immediate vicinity.
* The proposed project will not have environmental effects that will
adversely affect human, either directly or indirectly, with the
implementation of mitigation.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. In 1992, EA 92-240 was prepared for Tentative Tract
Map 27613. The current proposed project site is the same location encompassed by
Tentative Tract 27613. EA 92-240 assessed the potential impacts to the environment from
the project proposed at that time. That project consisted of 399 residential units and an
18-hole golf course, and was known as The Traditions. Much of the general
environmental information on resources and hazards assessed in 1992 is still valid for the
current proposed project. A Mitigated Negative Declaration of Environmental Impact was
certified for that assessment.
Also utilized in the current analysis was the La Quinta Master Environmental Assessment
(MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related
EIR.
The special studies prepared for the proposed project consist of:
Preliminary Soil Investigation of Tract 20328, La Quinta, California.
November 1984. Buena Engineers, Inc.
47
103
2. Grading Plan Review, Tract 20328, City of La Quinta, California.
July 3, 1986. Leighton and Associates.
3. La Quinta Stormwater Project, Coachella Valley Water District -
Design Report. April 1989. Bechtel Civil, Inc.
4 Update of Geotechnical Engineering Report. October 10, 1996.
Earth Systems Consultants.
5. Hydrology/Hydraulic Report for the Tradition Golf Course Project
in the City of La Quinta, Tentative Tract 27613. October 1996.
Keith International, Inc.
6. An Archaeological Assessment of the Burns Ranch and Adjacent
Properties, La Quinta, Riverside County, California. Philip J. Wilke, Ph.D.,
June 1984.
7 Archaeological Investigations at La Quinta, Salton Basin, Southeastern
California. Mark Q. Sutton and Philip J. Wilke, Editors. September 1986.
8, Acoustical Analysis: Tract 12480 (sic), City of La Quinta.
Gordon Bricken & Associates, December 13, 1996.
9. USDA Soil Conservation Service Soil Survey of Coachella Valley,
1979.
10. Marshall Ranch/Hacienda del Gato Historic Resource Evaluation.
Mellon and Associates. November 1996.
11. Environmental Documents for the La Quinta Stormwater Project
(File No. 0 121.3 198 and 0121.3198.1), Coachella Valley Water
District. February 12, 1985.
12. Historic Resource Evaluation Report, The Old Avenue 52, City
of La Quinta. Paul G. Chace, The Keith Companies, December 1996.
B. Impacts Adequately Addressed. The archaeological issues have been thoroughly
addressed in the archaeological reports for the project site. All other potential impact/issue
areas are considered to be adequately addressed with this environmental assessment.
Certification of this EA by the City Council will confirm the adequacy of the
environmental assessment.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitoring Plan containing these
48 104
measures will be included as part of the Environmental Assessment and project conditions
of approval.
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