CC Resolution 1997-062 EIR Centre at La Quinta^^P\G RESOLUTION NO.97-62
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA CERTIFYING THE
ENVIRONMENTAL IMPACT REPORT PREPARED FOR
SPECIFIC PLAN 97-029; DEVELOPMENT AGREEMENT 97-
002; CONDITIONAL USE PERMIT 97-034; SITE
DEVELOPMENT PERMIT 97-603 AND TENTATIVE PARCEL
MAP 28525, AS BEING ADEQUATE AND COMPLETE;
RECOGNIZING THE OVERRIDING CONSIDERATIONS TO
CERTAIN ADVERSE ENVIRONMENTAL IMPACTS; AND
RECOGNIZING THE SIGNIFICANT ADVERSE
ENVIRONMENTAL IMPACTS WHICH CANNOT BE
AVOIDED, BUT WHICH CAN BE REASONABLY
MITIGATED, IF THE PROPOSED PROJECT IS
IMPLEMENTED
SPECIFIC PLAN 97-029; DEVELOPMENT
AGREEMENT 97-002; CONDITIONAL USE PERMIT 97-034;
SITE DEVELOPMENT PERMIT 97-603 AND TENTATIVE
PARCEL MAP 28525- STAMKO DEVELOPMENT CO.
WHEREAS, the City Council of the City of La Quinta, California, did, on the
15th day of July, 1997, hold a duly noticed public hearing to consider the request of Stamko
Development Co. and the recommendation of the City Planning Commission for
certification of the Environmental Impact Report hereinafter EIR") for approval of a
Specific Plan, Development Agreement, Conditional Use Permit, Site Development Permit
and Tentative Parcel Map hereinafter the Entitlement Approvals") to allow construction
of an 87 acre multi-phased mixed commercial project consisting of an auto salelservice
mall and a retail complex and subdivision of the site into ten parcels to allow auto
servicelsales hereinafter the Project"). The Project site is more particularly described as:
SOUTH SIDE OF STATE HIGHWAY 111, BETWEEN ADAMS
STREET AND DUNE PALMS ROAD A PORTION OF THE
SOUTHWEST AND NORTHWEST QUARTER OF
SECTION 29, T55, R7E); and
c:BJSRESOCcSTAMKOEIR
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\GResolution 97-62
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 8th day of July, 1997, hold a duly noticed public hearing to consider the request of
Stamko Development Co. hereinafter Stamko") for certification of the Environmental
Impact Report hereinafter IEIR") for said Project and the Entitlement Approvals; and
WHEREAS, Stamko has proposed a Specific Plan on the 87 acres herein
described, consisting of a multi-phased mixed commercial project containing an auto
salelservice mall and a retail complex, and related uses; and
WHEREAS, an EIR has been prepared and circulated, pursuant to the
requirements of the California Environmental Quality Act of 1970 hereinafter CEQA"), as
amended Public Resources Code 21000, Ae *.); and
WHEREAS, it is the policy of the State of California and the City of La Quinta,
in accordance with the provisions of CEQA, that the City shall not approve a project unless
there is no feasible way to lessen or avoid significant adverse environmental impacts,
which means that all adverse environmental impacts have been avoided to the extent
feasible or substantially lessened, and any remaining unavoidable significant adverse
environmental impacts are acceptable based upon the City's findings and detenninations
consistent with CEQA; and
WHEREAS, it is the policy of the State of California, and the City of La
Quinta, in accordance with the provisions of CEQA, that the City shall balance the benefits
of a proposed project against its unavoidable adverse environmental impacts prior to
project approval; which means that if the benefits of a proposed project outweigh the
unavoidable adverse environmental impacts, the adverse environmental impacts may be
considered legally acceptable by the City of La Quinta; and
WHEREAS, the City Council of the City of La Quinta has read and
considered all documentation comprising the EIR, and has found that the EIR considers
all potential significant adverse environmental impacts which may be caused by the
proposed project, is complete and adequate, fully complies with all requirements of CEQA
and reflects the City Council's independent judgment; and
WHEREAS, the City Council has reviewed and considered certain overriding
considerations to any potentially significant adverse environmental impacts which cannot
be reasonably mitigated to insignificance and has reviewed and considered the CEQA
Findings and Statement of Facts prepared in connection with its consideration of the
Project and the Entitlement Approvals; and
C:BJSRESOCCSTAMKOEIR 2
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G Resolution 97-62
WHEREAS, prior to action on the Project and the Entitlement Approvals, the
City Council considered all significant adverse environmental impacts, mitigation measures
and proposed project alternatives identified in the EIR, and has found that all potentially
significant adverse environmental impacts which may be caused by the Project and
implementation of the Entitlement Approvals have been lessened or avoided to the extent
feasible and the City Council has determined that the proposed alternatives to the Project
do not: 1) meet the City*s and/or Stamko's objectives for the Project Site: and/or 2) are not
feasible; and/or 3) are not environmentally superior; and
WHEREAS, CEQA Guideline Section 15093(b) recognizes that the La Quinta
City Council may proceed to approve the Project and the Entitlement Approvals, despite
the fact that certain potentially significant adverse environmental impacts are identified in
the EIR which are not mitigated to a level of insignificance, where the City has stated in
writing the reasons to support its action based upon the EIR and other information in the
public record; and
WHEREAS, CEQA provides that no public agency shall approve or carry out
a project for which an EIR has been completed and which identifies one or more significant
adverse environmental impacts of the proposed project unless the public agency makes
written factual findings for each of the potentially significant adverse environmental impacts
identified in the EIR.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
La Quinta, California, does hereby certify the Final Environmental Impact Report
hereinafter FEIR") for Specific Plan 97-029, Tentative Parcel Map 28525; Conditional Use
Permit 97-034; Site Development Permit 97*03 and Development Agreement 97-002, as
adequate and complete and in compliance with the requirements of CEQA.
BE IT FURTHER RESOLVED that the City Council of the City of La Quinta,
California, in addition to the findings made in the body of the FEIR, finds that the Statement
of Overriding Considerations as shown on attached Exhibit A, entitled *Statement of
Overriding Considerations", is necessary', and is adopted and incorporated herein by this
reference as though fully set forth.
BE IT FURTHER RESOLVED that the City Council for the City of La Quinta,
California, adopts the CEQA Findings and Statement of Facts as shown on attached
Exhibit B, entitled CEQA Findings and Statement of Facts", which is incorporated herein
by this reference as though fully set forth.
C:BJSRESOCCSTAMKOEIR 3
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\GResolution 97-62
APPROVED AND ADOPTED at a regular meeting of the La Quinta City
Council held on this 15th day of July, 1997.
AYES: Council Members Adolph, Henderson, Sniff, Mayor Pro Tern Perkins
NOES: None
ABSENT: Mayor Holt
ABSTAIN: None
*
RON PERKINS, Mayor *o Tern
City of La Quinta, California
ATT T:
UNDRA L. JUHO City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYV**L, City Aftorney
City of La Quinta, California
C:BJSRESOCCSTAMKOEIR 4
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G EXHIBIT *A"
STATEMENT OF OVERRIDING CONSIDERATIONS
The Final Environmental Impact Report for the Centre at La Quintats Specific
Plan 97-029; Tentative Parcel Map 26525; Conditional Use Permit 97-034; Site
Development Permit 97-603; and Development Agreement 97-002, which allow for
construction of an 87 acre multi-phased mixed commercial project consisting of an auto
salelservice mall and a retail complex hereinafter the Project"), recognizes that certain
specified adverse environmental impacts may be caused by the approval and construction
of the Project, which may not be mitigated to a level of insignificance by the application of
reasonable mitigation measures. Despite the recognition and finding in the Final
Environmental Impact Report for the Project that such unavoidable adverse environmental
impacts may be caused by the Project, nevertheless, the City Council of the City of La
Quinta expressly finds and declares, after a thorough review and consideration of such
potentially adverse environmental impacts, that the benefits of the Project outweigh the
unavoidable adverse environmental impacts, and are therefore deemed to be acceptable
by the City Council. The City Council of the City of La Quinta bases its determination on
the following grounds:
1. Implementation of the Project is consistent with the City's goals and objectives for
development of the Project Site, as set forth in the City's General Plan Land Use
Element; and
2. Implementation of the Project will enhance the City's economic base from revenues
derived from increased sales taxes, business licenses and other fees, taxes and
exactions, which will flow from the development of the Project; and
3. Implementation of the Project will result in the elimination of certain negative
aesthetic impacts associated with the currently vacant property, including but not
limited to the development of landscaped set-backs and medians along that part of
Highway 111 that abuts the Project Site; and
4. The potential adverse environmental impacts identified with the construction and
operation of the Project are generally associated with normal growth, progress and
prosperity in a developing community; and
5. The Project will be instrumental in causing new area-wide public infrastructure
improvements to be constructed, which will benefit both existing development and
other future development, including but not limited to street improvements and
public utility improvements; and
c:EJSRESOccSTAMKOEIR 5
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G6. The Specific Plan Project implementation will ultimately result in the creation of new
jobs for construction and for the operation of new businesses associated with the
Project, and
7. The proposed Project is significantly more restrictive in its development density,
intensity and potential adverse environmental impacts, than the density, intensity
and level of adverse environmental impacts of development which is currently
permitted under the applicable General Plan and Zoning Code provisions.
Consequently, the City Council finds that the Project is a preferred and appropriate
balance between environmental concerns and the need for economic development
within the City of La Quinta.
8. The La Quinta City Council has reviewed the comments and objections filed by the
City of lndio and Granite Construction Company and finds that they are devoid of
substantial merit. The City Council expressly finds and declares that even if those
comments and criticisms had merit, and one or more of the environmental impacts
identified were not mitigated to a level of insignificance, nevertheless, the benefits
of the proposed project outlined in this Statement of Overriding Considerations
outweigh any potentially adverse environmental impacts identified by the City of
lndio and Granite Construction Company, and are therefore deemed to be
acceptable by the La Quinta City Council.
c:BJSRESOcCSTAMKOEIR 6
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G EXHIBIT B"
CEOA FINDIN(;S AND STATEMENT OF FACTS
BACKGROUND AND PROCEDURE
The California Environmental Quality Act CEQA) and the State CEQA Guidelines Guidelines)
promulgated pursuant thereto provide: No public agency shall approve or carry out a project for
which an environmental impact report has been completed and which identifies one or more
significant effects of the project unless the public agency makes one or more of the following written
findings for each of the significant effects, accompanied by a Statement of Facts supporting each
finding. The possible findings are:
1. Changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant environmental effects as identified in the Final EIR.
2. Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
3. Specific economic, social, or other considerations make infeasible the mitigation measures
or project alternatives identified in the Final EIR Section 150910 of the CEQA Guidelines.
Because the approval and implementation of Specific Plan 97-029; Development Agreement 97-002;
Conditional Use Permit 97-034; Site Development Permit 97-603; and Tentative Parcel Map 28525
constitute a project under CEQA and the CEQA Guidelines, the City Council of the City of La
Quinta has required an Environmental Impact Report be prepared. This Environmental Impact
Report has identified certain significant effects which may occur as a result of the project, or on a
cumulative basis in conjunction with this project and other past, present, and reasonably foreseeable
filture projects. Further, the Planning Commission recommends approval of this project and, after
determining that the Environmental Impact Report is complete and has been prepared in accordance
with CEQA and the CEQA Guidelines, the findings set forth herein are made as follows:
IMPACTS EVALUATED IN THE DRAFT EIR
On the basis of a detailed Initial Study, the City concluded that flirther evaluation of the project's
potential environmental impacts was needed, in the form of a Draft Environmental Impact Report
DEIR). The impact areas to be addressed in the DEIR included:
0' Secondary Land Use Effects
0' Geotechnical Considerations
C:*JsRES0CCSrAMK0EIR-F&F 7
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G6 Hydrology/Water Quality
6 Biological Resources
6 Transportation/Circulation
6 Air Quality
6 Noise
6 Water Distribution and Storage
6 Solid Waste Disposal
6 Public Services Fire Protection, Sheriff Protection, Emergency Medical Response)
6 Aesthetics
6 Cultural Resources
The analysis in the DEIR resulted in the following findings concerning the pr(*ject's environmental
impacts and the feasibilityldesirability of alternatives to the project:
I. Direct Project Impacts
A. Impacts Determined to be Less than Significant
1 Secondary Land Use Effects: No significant secondary land use impacts are
anticipated because the affected sites in Indio could be recycled or redeveloped with other
economically productive uses.
2. Geotechnical Considerations: No significant geotechnical import are
anticipated because no ground rupture is likely to occur during an earthquake; soils have low
liquefaction potential; no expansive soils occur on-site; and ground lurching is not expected.
3. *: No flooding impacts on- or off-site are anticipated,
because the proposed runoff management plan would contain developed conditions storm flows up
to and including flows from a 100-year storm) within the project site. Because there will be no
offsite run-off, there will be no significant water quality impacts offsite. There will be no significant
water quality impacts onsite because the proposed run-off management plan incorporates landscape
and mechanical retention facilities that will filter any water run-off.
4. Air Ouality: No significant long term carbon monoxide air quality impacts
are anticipated because such long term carbon monoxide concentrations would be lower than the
significance thresholds established by the South Coast Air Quality Management District
SCAQMD). No significant objectionable odors are anticipated because of the following changes
which have been required in, or incorporated into, the project which minimize the potential for
objectionable odors to be generated that might affect sensitive receptors on surrounding properties:
a. The developer shall implement all rules and regulations adopted by
the Governing Board of the SCAQMD which are applicable to the development of the project such
as Rule 402, Nuisance, and Rule * * 13, Architectural Coatings) and which are in effect at the time
of development.
c:\BJSRESOCCSTAMI(OEIR-F&F 8
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 5. Noise: No significant construction noise impacts are anticipated because of
the distance to nearby sensitive receptors and because of mandatory compliance with the City's
standard restrictions regarding days and hours when construction activity is permitted. Nevertheless,
contractors will be required to implement noise reduction measures to reduce the amount of noise
that could affect the Lake La Quinta neighborhood, as follows:
a. Between May 1 and September 30, all construction activity on the
project site shall only occur between the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday,
and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public
holidays. Between October 1 and April 30, all construction activity on the project site shall only
occur between the hours of 7:00A.M. and 5:30P.M. Monday through Friday, and from 8:00A.M.
to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays.
b. The Applicant will be required to implement additional noise reduction
measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, such as
changing the location of stationary construction equipment, shutting off idling equipment, equipping
heavy equipment with noise muffling devices, noti*ing nearby residents in advance of construction
work, and installing temporary acoustic barriers around stationary construction noise sources such
as portable generators.
Site operation activities will increase local noise levels, but such levels will
not exceed the City's noise limits. Noise from proposed auto repair facilities will be contained
within enclosed structures, with side entrances oriented away from the Lake La Quinta
neighborhood. A six-foot high, masonry wall with a two foot high berm is proposed along the
interior edge of the 20 foot-wide landscape setback along Adams Street, which will also provide a
noise buffer between the project site and the Lake La Quinta neighborhood. Traffic noise will
increase as a result of the project1s added traffic on the roadway system, but the increase would not
result in noise levels that exceed City noise limits.
6. Water Distribution and Stora*e: Water supply impacts will not be significant
because project water demand will not exceed avallable water supplies; and, no significant extension
of distribution facilities or creation of new water storage facilities will be needed to serve the project.
No wasteful water practices have been identified for the proposed project. However, to ensure that
future development at the project site does not include activities which consume excessive amounts
of water, or which involve wasteful water consumption practices, the following changes have been
required in, or incorporated into, the project:
a. To ensure that future land uses do not include activities which
unnecessarily waste water or which consume exceptional amounts of water, the City will direct the
Applicant's contractors to consult with the CVWD to develop appropriate water conservation
measures for both landscaping/irrigation requirements and plumbing controls. The City will require
that the Applicant implement the water conservation measures that are developed ftom the
c:\BJSRESOcCSTAMKOEER-F&F 9
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\Gconsultations with CVWD, and will require compliance with the City's existing water conservation
ordinance to the extent applicable.
7. Public Services: Project construction and operation will increase demand for
fire protection, sheriff protection and emergency medical services, to a minor, but less than
significant level, and would not require expansions to these services in order to address project
impacts. No significant cumulative impacts to public services are anticipated as a result of this
project. Although no significant project impacts are anticipated, the following changes or alterations
have been required in, or incorporated into, the project which will reduce any potential impacts on
the demand for such services. These mitigation measures are as follows:
a. All on-site water distribution facilities shall be constructed in
accordance with Coachella Valley Water District and Riverside County Fire Department standards.
b. Fire hydrants shall be provided at the site to the satisfaction of the
Riverside County Fire Department.
c. Adequate access and turning radii for fire trucks and other fire fighting
apparattis shall be incorporated into project design plans to the satisfaction of the Riverside County
Fire Department.
d. All on-site structures shall be built to conform with criteria contained
within the Uniform Fire Code and in accordance with Riverside County Fire Department and City
of La Quinta standards.
e. During the construction and operations phases, activities involving the
use and storage of highly flammable substances i.e., fliels and solvents) shall be conducted in
accordance with Riverside County Fire Department standards.
f. Areas such as streets, security walls and parking areas shall be well
lit to dissuade would-be criminals ftom targeting these area for illegal activities.
g. All doors shall have an industrial quality key and latch system. All
exterior doors shall have deadbolt locks.
h. All delivery doors shall be equipped with a peephole for delivery
identification purposes.
i. To avoid creating convenient hiding places for would-be criminals,
shrubbery found in the site interior shall be trimmed to a height of three feet or less. In addition,
product displays and vegetation shall be kept clear of exterior windows to avoid blocking the
visibility into store interiors by passing patrol cars.
c:\BJSRESOCCSTAMKOEIR-F&F 10
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G j Parking and unloading areas shall be designed to avoid creating traffic
problems.
k. To reduce the response times of emergency vehicles, addresses shall
be at least eight inches tall and shall contrast with the background.
1. Closed circuit, remote video surveillance Systems, shall be installed
to monitor the security of auto dealership sites.
m. Any luture proposal to develop a personal goods or vehicle storage
business shall include a closed circuit, remote video surveillance system to monitor site security.
n. Any fliture proposal to develop a business that would be open for 24
hours shall include the following security measures:
1). A closed circuit video monitoring system shall be installed.
Security cameras shall be located above cash register areas, entaances and exits and walk-in coolers.
Signs shall be posted to advise patrons that the premises are being monitored by 24-hour surveillance
cameras.
2) Operation during nighttime hours shall be staffed with more
than one employee.
3) Employees shall conduct frequent money drops into the
building's safe.
9. Aesthetics: No significant aesthetic impacts are anticipated because the
proposed development intensity, and the proposed setbacks and landscaping along Highway 111 and
Adams Street, are all consistent with City policies and development standards. Potentially
significant outdoor lighting and glare impacts will be avoided through mandatory compliance with
the provisions of La Quinta Municipal Code Section 9.100.150, and through proposed lighting
restrictions contained in the proposed Specific Plan No.97-002, Section 2.50.3.7.
10. *ii1hir*1 PP*n11T*e*: No significant cultural resources impacts are anticipated
because no significant cultural resources have been found on-site and the potential to damage
undiscovered resources during grading and site development is considered low. Nevertheless, as an
added precaution, the project will be required to implement the following mitigation measure:
a. A qualified, professional archaeologist will conduct intensive
archaeological monitoring of the entire first grading phase. Based on the results of this monitoring
program, recommendations for the extent of subsequent grading/site preparation phases will be
reassessed. Less intensive monitoring will be conducted throughout the project area during
subsequent grading activity. The archaeological monitor will have the authority to halt any activities
causing adverse impacts to potentially significant buried archaeological resources. Once identified,
the archaeological consultant will evaluate the find(s) in accordance with criteria presented in
c:\BJSRESOCCSTAMKOEIR-F&F 11
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\GAppendix K of CEQA. It is also recommended, but not required, that the archaeological monitoring
program involve Native American input, either as observers or consultants. The presence of a Native
American monitor would be at the discretion of the local Native American representative(s) and
coordinated with the monitoring schedule.
B. Impacts That Could be Significant, But are Mitigable to Less Than Significant
1. Geotechnical Considerations: The project site is located within an seismically
active area and could be subject to significant groundshaking during an earthquake along the San
Andreas Fault or other regional faults. Significant groundshaking could damage structures and
thereby expose persons to dangers associated with collapsing structures, falling materials, etc.
Changes or alterations have been required in, or incorporated into, the project which mitigate or
avoid this potentially significant impact, as follows:
a. Structural design will take into account the anticipated ground shaking
characteristics in the design of the proposed buildings for earthquake loading. Project plans and
specifications shall satisf* the seismic design parameters set forth in the latest addition of the
Uniform Building Code, as administered by the City of La Quinta. These criteria are considered
minimum guidelines for project structural design.
A trace of an inferred fault, considered inactive, occurs near the western edge
of the project site, and may contain soils or geological characteristics which could represent unstable
conditions that require special design or construction techniques. Changes or alterations have been
required in, or incorporated into, the project which mitigate or avoid this potentially significant
impact, as follows:
b. The inferred fault trace in the western edge of the project site is not
considered active and is not recognized as a major geologic hazard. Pursuant to La Quinta General
Plan Policy 8-1.1.1, however, flirther investigation of this part of the site shall be conducted prior
to any grading in that area, to more closely analyze this feature to deterrnine whether it contains any
significant geological constraints that would require special design or construction measures. If such
constraints are found, appropriate design and construction control measures shall be incorporated
into grading, foundation and/or structural plans, as recommended by the geotechnical engineer.
On-site soils have significant settlement potential, which, if not mitigated,
could result in cracked building foundations and cracks in pavement areas. Changes or alterations
have been required in, or incorporated into, the project which mitigate or avoid this potentially
significant impact, as follows:
c. Once the location, size and loading conditions for the proposed
buildings have been determined, design level soil engineering studies shall be conducted on a lot by
lot basis, if necessary. Those studies will include drilled test borings, laboratory testing program and
a design level report. The report will provide criteria for design of foundations, slab-on-grade
construction, site grading specifications and utility trench backfill recommendations.
c:*BJSRESoccsTAMKoEIR-F&F 12
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\
G d. The project soil engineer will review the grading planS and project
improvement plans for the projects prior to construction. The review is intended to determine
compliance with the intent of the recommendations contained in the soils engineering report.
e. Site grading and construction will be observed by the project soil
engineer and tested, as necessary, to determine general compliance with the recommendations
contained in the soils engineering report. In addition, the soil engineer will observe conditions
exposed by the grading and record significant features and/or changes that may be exposed. Various
aspects of grading will be covered in a pre-construction conference with representatives of the
owner, grading contractor, civil engineer and geotechnical engineer.
f. Prior to any grading operations, areas which are to receive select
structural fill, foundations, pavement sections, or concrete slabs-on-grade must be cleared of
pavements, abandoned utilities and old foundations. The materials to be remoyed will be observed
by a qualified soils engineer when clearing and stripping operations are in progress.
g. The bottom of depressions created by the removal of existing
structures or pavement should be scarified, and cross scarified at least 8-inches, and recompacted
to at least 90 percent of maximum dry density. The depressions should then be backfilled with
approved, compacted select structural fill, as specified by the project soils engineer. Clearing and
backfill operations will be conducted under the field observation of the soil engineer.
h. Select structural fill material may be placed in thin lifts, moisture
conditioned to near optimum moisture content, and compacted to 90 percent of maximum dry
density until finished grade has been obtained. Compaction criteria will be based on the laboratory
test procedure ASTM D 1557-91.
i. The soil engineer will be notified at least 48 hours prior to
commencement of any grading operations, so he may coordinate the work in the field with the
contractors.
j. The support of a proposed structure may be provided by conventional,
strip and spread footings bearing firm reworked native soil or select structural fill, but not on a
combination of both. The design criteria for foundations, including detailed reinforcing
requirements, will be determined by a site specific soil engineering study, and the design engineer
performing the structural analysis of the proposed building and supporting foundations.
k. Perimeter and interior footings should be founded a minimum 12 to
18 inches into the lowest adjacent, compacted soil pads. Interior footing under concrete
slab-on-grade should be founded a minimum of 12 to 15 inches into the compacted soil building pad.
Select structural fill should be compacted to at least 90 percent of maximum dry density. For the
above conditions, the foundations for a proposed structure may be designed for an allowable bearing
pressure range of 2000 to 3000 pounds per square foot for dead plus reasonable live loads. These
values may be increased by 1/3 to include short term seismic and wind effects.
c:*JsREsoccsTAMKoER-F&F 13
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 1. The SOilS engineer will observe foundation excavations prior to placing
form boards or placement of reinforcing steel. The purpose of this is to veri* the soil density within
the bearing soils.
m. Concrete slabs-on-grade associated with high point loads, such as
those associated with fork lifts, and those that will be subjected to heavy construction loads, such
as those created by a crane lifting concrete panel, should be sufficiently thick and reinforced to
accommodate these loads.
n. For concrete slab-on-grade floor construction in warehouse or
maintenance areas, where no floor covering will be used and not subjected to high point loads), a
minimum 4 inch layer of 3/4" baserock should be placed and compacted to a minimum of 95 percent
of maximum dry density. If a moisture vapor barrier is used, the barrier should be overlaid by 2
inches of commercial quality sand. The sand should be lightly moistened prior to placing concrete.
0. Exterior concrete slabs-on-grade, such as driveways, should be
founded on at least 6" of approved irnport baserock, or as specified by the City of La Quinta, which
ever is more stringent. The use of reinforcing steel in exterior concrete flatwork is recommended
and all construction joints should be held together by steel dowels. It is recommended that exterior
concrete flatwork soil areas be premoistened before concrete is placed.
p. Interior concrete slabs-on-grade should contain reinforcement with the
slabs structurally connected to adjacent perimeter foundations. Reinforcing of interior
slabs-on-grade will be provided by the structural engineer, based on the proposed usage.
q. Concrete slabs should be divided into essentially equi-dimensional
segments during construction to help control cracking during the curing period. Reinforcing of the
concrete slab-on-grade is recommended and the slab should be structurally connected to the
perimeter foundations at all door openings. Construction joints should be adequately doweled. If
interior slabs are designed as tree floating, an adequate expansion joint of felt should be placed
between the concrete slab and foundation.
r. Exterior slabs-on-grade, which will experience vehicular traffic,
including fork lift traffic, such as driveway aprons and trash bin aprons, should have at least 8 inches
of compacted Class II aggregate base rock R= 78 min.) under the concrete slab; actual thickness is
dependent upon the slab thickness and actual traffic loads and volume. The baserock should be
compacted to at least 95 percent of maximum dry density.
c.*BJsREsoccsTAMKoEIR-F&* 14
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 5. Backfill of utilities within road right-of-way will be placed in strict
conformance with the requirements of the governing agency City of La Quinta, CVWD, Caltrans,
etc.).
t. Utility trench backfill within private property will be placed in strict
conformance with the provisions of this report relating to minimum compaction standards. In
general, service lines extending inside of the subject property may be backfilled with native soils
compacted to a minimum of 90 percent of maximum dry density.
Uncontrolled surface drainage that allows ponding to occur on slopes and
around structures could weaken slopes and lead to cracked foundations. Changes or alterations have
been required in, or incorporated into, the project which mitigate or avoid this potentially significant
impact, as follows:
U. Where no exterior pavement section abuts the buildings, soil should
be backfilled against the exterior footings and the final grade should result in a positive gradient
away from the buildings, in order to provide rapid removal of rain and irrigation water away from
the foundations.
v. To help minimize increased moisture into fill material under new
foundations and pavements, good site drainage is important. Site drainage should be in the form of
roof gutters, catch basins and other drainage facilities. Down-spouts from the roof of the buildings
should discharge collected rainwater onto splashblocks, adjacent paved areas, or be tied into a
water-tight drainage pipe, which will carry the collected water away from the building areas.
Landscaping and irrigation shall be designed to prevent excess irrigation and ponding.
Erosion of soils during periods of high winds can result in removal of material
intended to be the foundation of structures and deposition of uncompacted and unstable materials
that are susceptible to fliture settlement. Changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid this potentially significant effect, as follows:
w. To control erosion during construction, the soil shall be kept moist
by frequent watering. After construction, when frequent watering is no longer feasible, install
wind-breaks and plant native grasses and brush shall be installed on areas reserved for future phases
of development, to minimize the contact of the wind against the ground.
2. Hydrology and Water Quality: The proposed runoff management plan is
intended to contain all site runoff for storm conditions up to and including a 100-year storm. To
further ensure that all site runoff is contained, changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid this potentially significant impact, as follows:
C:\BJ3RESOCCSTAMKOEIR.F&F 15
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G a. Final grading and drainage plans for each phase of development shall
incorporate retention facilities, and shall prove to the satisfaction of the City of La Quinta that there
will be no site runoff for rainstorms up to and including the 100-year storm.
b. To ensure the continued effectiveness of the storm drainage and
retention facilities, property owner maintenance associations shall be established to regularly clean
and malntain landscaping, storm drainage facilities and retention areas, including drywells, which
support those properties.
3. Biolo*ical Resources: During site grading and construction that occurs during
the nesting/breeding season typically February through July), there is a potential to destroy bird
nests that are occupied by native bird species. If this occurs, it would be considered a significant
impact. Changes or alterations have been required in, or incorporated into, the project which
mitigate or avoid this potentially significant impact, as follows:
a. Common and Special-Status Bird Nests. Ifproject site grading and/or
construction will occur during the nesting/breeding season typically February through July) of
native bird species potentially nesting on the site, then the following measure shall be implemented:
Prior to construction or site preparation activities, a field survey shall
be conducted by a qualified biologist to determine if active nests of special-status birds e.g.,
loggerhead shrike) or common bird species protected by the Migratory Bird Treaty Act and/or the
California Fish and Game Code, are present in the construction zone or within 50 feet of the
construction zone. If active nests are found, a minimum 50-foot this distance may be greater
depending on the bird species and construction activity, as determined by the biologist) fenced buffer
shall be established around the nest site. No construction activities shall be permitted within this
nest zone until the young birds have fledged, as determined by the project biologist.
The proposed grading concept will result in removal of all existing vegetation
on-site, and conversion of this presently open land to a built environment. This will result in a loss
of potential habitat for one endangered species Coachella Valley flinge-toed lizard) and one special
status species flat-tailed homed lizard), which is considered a significant impact. Changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid this
potentially significant impact, as follows:
b. Coachella Valley Fringe-Toed Lizard and Flat-tailed Horned Lizard.
The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the
Coachella Valley fringe-toed lizard mitigation plan. This mitigation structure has been established
by the USFWS and CDFG. The fee is applied when lands within Imown or historical fringe-toed
C:\BJSRESOCCSTAMKOEIR-F&F 16
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\Glizard habitat are developed. The project lies within the fee area. The mitigation fee is used to
purchase fringe-toed lizard habitat in special preserves, such as the Coachella Valley Preserve area,
for the purpose of maintaining suitable habitat for the fringe-toed lizard. In addition, even though
there is only a low potential for the flat-tailed homed lizard to occur on the site due to the disturbed
nature of the habitat, the fringe-toed lizard habitat on the site is also suitable for the homed lizard.
The payment of the mitigation fee to preserve and enhance fringe-toed lizard habitat, will also
benefit the flat-tailed homed lizard. Therefore, the mitigation fee paid for the loss of fringe-toed
lizard habitat on the site will also mitigate the loss of this same habitat for flat-tailed homed lizard.
4. Transportation and Circulation: Every five years the City updates its General
Plan Circulation Element based on a computer analyzed *build-out scenario" traffic model. The
traffic model identifies the appropriate arterial street sizes that are needed throughout the City to
handle traffic if all land in the City is built to its maximum density in accordance with the City's land
use plan as development projects are proposed traffic studies are prepared to identify specific
impacts to the street network resulting from the proposed project. Area wide development, which
increases the street traffic volume, on the street network, is acknowledged and accounted for by
using a compounded growth factor, which in this case was confirmed at 4.1% annual growth rate.
The growth factor provides a reasonably and comprehensive analysis method for including increased
traffic volume, resulting from development activity occurring elsewhere in the City as well as
beyond the City limit. This process identifies the impacts that are attributable to the proposed
project without ignoring the changing environmental caused by other developments in the area.
Proper site access control and adequate sight distance are needed to ensure
safe ingress/egress at the project's main entrances, and to avoid traffic conflicts with through traffic.
Changes or alterations have been required in, or incorporated into, the project which mitigate or
avoid this potentially significant impact, as follows:
a. The proposed project shall have full access to SR-i 11 and Adams
Street. The project developer(s) shall construct the site-specific circulation recommendations as
depicted in Figure 20 of the DEIR.
b. Sight distance at each project entrance shall be reviewed with respect
to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final
grading, landscape and street improvement plans.
c. The project developer(s) shall provide a westbound 400 foot left turn
pocket on SR-li 1 for vehicles desiring to turn left into the project site.
d. The project developer(s) shall provide a southbound 300 foot left turn
pocket on Adams Street for vehicles desiring to turn left into the project site.
c\BJSRESOCCSrAMKOEIR.F&F 17
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G Traffic signal warrants are projected to be met at the project entrance on
Highway 111, upon opening of the project's first phase, and at the Adams Street entrance, for the
mixed-use regional commercial center in the third project phase. Changes or alterations have been
required in, or incorporated into, the project which mitigate or avoid this potentially significant
impact, as follows:
The project developer will be required to install a traffic signal at the
project entrance/Highway * 1 l intersection, as part of the Phase 1 project improvements along
Highway ill.
f. The project developer will be required to install a traffic signal at the
Adams St./47th Avenue entrance to the project site, as warranted in Phase III of the project.
5. Water Distribution and Storage: Although no wasteflil water practices or
exceptionally high water demand activities are expected to occur as a result of the proposed project,
future development proposals for portions of the project site, not currently identified for a specific
land use, could involve such activities. Wasteful or high demand water consumption would be
considered a significant impact on water distribution and storage. Changes or alterations have been
required in, or incorporated into, the project which mitigate or avoid this potentially significant
impact, as follows:
a. To ensure that future land uses do not include activities which
unnecessarily waste water or which consume exceptional amounts of water, the City will direct
contractors to con *: t with the CVWD to develop appropriate water conservation measures for both
landscaping/irrigation requirements and plumbing controls. The City will require that the Applicant
implement the water conservation measures that are developed from the consultations with CVWD,
and will require compliance with the City's existing water conservation ordinance, to the extent
applicable.
6. Solid Waste Disposal: Construction-period solid wastes could have a
significant impact on local landfill capacity, unless measures are taken to reduce, recycle or reuse
such wastes to minimize the amount that must be disposed of at a landfill. Changes or alterations
have been required in, or incorporated into, the project which mitigate or avoid this potentially
significant impact, as follows:
a. Contractors shall separate recyclable construction waste materials in
separate bins, and shall arrange for transport of recyclable materials to facilities which accept the
materials. A list of recyclable construction materials and recycling facilities is available, and shall
be obtained, from the City of La Quinta. All recyclable materials shall be recycled.
b. Builders competing for construction contracts shall be required to
include proposals for the use of building products made of recycled materials.
G:\BJSRESOCCSTAMKOEIR-F&F 18
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G Given the City's obligations under AB 939 to substantially reduce the amount
of solid wastes that must be disposed of at a sanitary landfill, if solid waste reduction, recycling
and/or reuse measures are not incorporated into the project, the project's solid waste impact would
be considered significant. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid this potentially significant impact, as follows:
c. Green waste generated on the project site shall be treated in such a way
as to avoid disposal in landfills. This may be accomplished, for example, by composting either
on-site or at approved facilities and mulching for use on- and off-site.
d. Prior to the issuance of building permits for each phase of the project,
a solid waste management program shall be required from the Applicant for that portion of the site,
or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the
recycling potential of packaging materials cardboard), mixed papers, and scrap ferrous materials,
and shall include designated areas for trash separation bins which are accessible to waste haulers,
and identification of materials that are to be recycled. The following requirements shall be included
in the Applicant's proposed plan:
1) Recycling/separation areas shall be located in close proximity
to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access
points. From CIWMB Model Ordinance).
2) The locations of recycling/separation areas shall not conflict
with any applicable federal, state or local laws relating to fire, building, access, transportation,
circulation, or safety.
3) Recycling/separation areas shall be located so that they are
convenient for those persons who deposit, collect, and load the recyclable materials. From CIWMB
Model Ordinance).
4) Recycling containers/bins shall be located so that they do not
block access to each other.
5) Solid waste collection/recycling shall be compatible with
nearby structures, secure, protected against adverse environmental conditions, clearly marked,
adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the
recycling needs of the development. From CIWMB Model Ordinance).
6) Collection/recycling areas shall be designed to accommodate
front-loader packing trucks, including maneuvering room. From CIWMB Model Ordinance)
C:*JSRESOCCSTAMKOEIR-F&F 19
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G0' Dflveways and/or travel aisles shalla be constructed with adequate width and maneuverability
space for unobstructed garbage collection vehicle access and clearance. *rom CIWMB Model Ordinance).
7) Signs shall be posted at all access points of the recycling areas
that clearly identi* all recycling and solid waste collection and loading areas and the materials
accepted therein. From CIWMB Model Ordinance)
A variety of hazardous wastes, both liquid and solid, would be generated in
small quantities by the proposed auto dealerships and other commercial uses that could be developed
in accordance with the proposed Specific Plan. These wastes must be safely stored while awaiting
disposal, and there are no waste disposal facilities within Riverside County cirrrently accepting such
wastes. Special provisions, therefore, must be made to properly store and dispose of the project's
hazardous wastes, to avoid unlawful and unsafe disposal of such materials. Changes or alterations
have been required in, or incorporated into, the project which mitigate or avoid this potentially
significant impact, as follows:
e. Prior to occupancy of each phase of the project, the managers of the
auto dealerships and the commercial center shall prepare programs for the proper storage, collection,
identification, and disposal of industrial chemical and hazardous material wastes. These programs
shall be prepared and implemented to the satisfaction of the Riverside County Waste Resources
Management District, the Riverside County Fire Department, and the City of La Quinta.
8. A*ih*ij**: Placement of large, bulky buildings within the northeastern
quadrant of the project site, i.e. the northern portion of the proposed mixed-use regional commercial
center area, could result in a substantial, negative alteration of scenic vistas of the Coral Reef and
Santa Rosa Mountains, as viewed from Highway 111. This would be considered a significant
impact. Changes or alterations have been required in, or incorporated into, the project which
mitigate or avoid this potentially significant effect, as follows:
a. Limit building heights in the northeastern quadrant of the project site,
i.e., the northern half of Planning Area 2 to 25 feet. Buildings closest to Highway 111 shall have
staggered setbacks. Each staggered" building shall be setback a minimum of 50-feet from the
adjacent building. Alternatively, future site development applications in that area may submit a
line*f-si gIrt or equivalent visual impact analysis that proves that the placement, height and massing
of proposed buildings does not result in a significant obstruction of views of the Santa Rosa
Mountains.
The proposed project includes a solid, masonry screening wall along the
Highway Ill and Adams Street Irontages that would be aligned in a straight line along the interior
edge of the landscape setback along both frontages. This straight-line wall design would conflict
with Section 9.150L.3.b. of the La Quinta Municipal Code, which states that screening walls should
not be constructed in long, straight stretches, to prevent visual monotony. This is considered a
C:*JSRESOGCSTAMK0EIR-F&F 20
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G significant impact. Changes or alterations have been required in, or incorporated into, the project
which mitigate or avoid this potentially significant effect, as follows:
b. Final plans for landscape improvements along the Highway Ill and
Adams Street frontages shall incorporate a screen wall design that avoids a monotonous visual effect,
through a meandering alignment, use of offsets, periodic variations in materials, texture, or colors
or other measures which achieve the desired effect.
C. Significant and Unavoidable Impacts
1. Air Oualitv: Construction period emissions would exceed the South Coast
Air Quality Management District thresholds of significance, resulting in short-term, significant air
quality impacts. The following changes or alterations have been required in, or incorporated into,
the projeci which would reduce the volume of such emissions to the extent considered feasible, but
not to below a level of significant.
a. The project developer shall prepare and implement a construction
management plan, as approved by the City of La Quinta, which includes the following measures
recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD:
1) Configure construction parking to minimize traffic
interference.
2) Provide temporary traffic controls during all phases of
construction activities to maintain traffic flow e.g., flag person).
3) Schedule construction activities that affect traffic flow on the
arterial system to off-peak hours.
4) Reroute construction trucks away from congested streets.
5) Cons*? date truck deliveries when possible.
6) Provide dedicated turn lanes for movement of construction
trucks and equipment on- and off-site.
7) Prohibit truck idling in excess of two minutes.
8) Maintain equipment and vehicle engines in good condition and
in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust
emissions.
c.\BJSRESOCCSTAMKOEIR-F&F 21
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 9) Suspend use of all construction equipment operations during
second stage smog alerts. Contact the SCAQMD at 8001242-4022 for daily forecasts.
10) Use electricity from power poles rather than temporary diesel-
or gasoline-powered generators.
11) Use methanol- or natural gas-powered mobile equipment and
pile drivers instead of diesel if readily available at competitive prices.
12) Use propane- or butane-powered on-site mobile equipment
instead of gasoline if readily available at competitive prices.
b. The developer shall prepare and implement a PM1O Plan based on the
measures of SCAQMD Rule 403, Fugitive Dust, which are in effect at the time of development. The
following measures are currently recommended to implement Rule 403, Fugitive Dust. These
measures have been quantified by the SCAQMD as being able to reduce dust generation between
30 and 85 percent depending on the source of the dust generation.
1) Apply approved non-toxic chemical soil stabilizers according
to manufacturer's specification to all inactive construction areas *reviously graded areas inactive
for four days or more).
2) Replace ground cover in disturbed areas as quickly as possible.
6 Enclose, cover, water twice daily, or apply approved soil binders to exposed piles i.e.,
gravel, sand, dirt) according to manufacturers' specifications.
3) Water active grading sites at least twice daily.
4) Suspend all excavating and grading operations when wind
speeds as instantaneous gusts) exceed 25 mph.
5) Provide temporary wind fencing consisting of three- to
five-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared
or are being graded.
6) All trucks hauling dirt, sand, soil, or other loose materials are
to be covered or should maintain at least two feet of freeboard i.e., minimum vertical distance
between top of the load and the top of the trailer), in accordance with Section 23114 of the California
Vehicle Code.
c:*JsREsoccsTAMKoEIR-F&F 22
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 7) Sweep streets at the end of the day if visible soil material is
carried over to adjacent roads recommend water sweepers using reclaimed water if readily
available).
8) Install wheel washers where vehicles enter and exit unpaved
roads onto paved roads, or wash off trucks and any equipment leaving the site each trip.
9) Apply water three times daily or chemical soil stabilizers
according to manufacturers' specifications to all unpaved parking or staging areas or unpaved road
surfaces.
10) Enforce traffic speed limits of 15 mph or less on all unpaved
roads.
Operational emissions rimarily traffic exhaust) would exceed the
South Coast Air Quality Management District thresholds of significance, resulting in long-term,
significant air quality impacts. The following changes or alterations have been required in, or
incorporated into, the project which would reduce the volume of such emissions considered
feasible, but not to below a level of significant.
c. Where applicable, business owners and operators shall implement all
rules and regulations adopted by the Governihg Board of the SCAQMD which are applicable to their
individual commercial use such as Rule 402, Nuisance, Rule 1102, Petroleum Solvent Dry
Cleaners, Rule 1111, NOx Emissions from Natural Gas-Fired, Fan-Type Central Furnaces, Rule
1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers,
Steam Generators, and Process Heaters) and which are in effect at the time of occupancy.
d. Where feasible, use solar or low emission water heaters to reduce
natural gas consumption and emissions.
e. Use energy-efficient and automated controls for air conditioners to
reduce energy consumption and emissions.
f. Use automatic lighting on/off controls and energy-efficient lighting
to reduce electricity consumption and associated emissions.
g. Use light-colored roofing materials as opposed to dark roofing
materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in
buildings. This measure would lessen the overall demand for mechanical air conditioning systems.
c:\BJSRESOCCSTAMKOEIR-F&F 23
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G h. Comply with Title 24 of the California Code of Regulations which are
current at the time of development.
i. If any drive-through windows are proposed at a later date on the
commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing
separate windows for different functions and by providing temporary parking for orders not
immediately ready for pickup.
j. Provide bicycle facility improvements on the project site with access
to off-site roadways.
k. Implement all mitigation measures identified in Section 5.5,
Transportation and Circulation for intersection improvements that would reduce traffic congestion.
I. Implement an on-site vehicle circulation plan to reduce vehicle
queuing.
m. Provide on-site pedestrian facility improvements.
II. CUMULATIVE IMPACTS
A. Impacts Determined to be Less than Significant Impacts
1. Potential Secondary Land Use Effects: This project would not contribute to
any significant cumulative land use impacts.
2. Geotechnical Considerations: This project would not contribute to, and would
not be affected by any significant cumulative impacts involving geotechnical considerations.
3. Air quality: The proposed project is consistent with the regional Air Quality
Management Plan and would thus not jeopardize attainment of the air quality goals contained in that
plan.
4. Noise: This project would not contribute to significant cumulative noise
impacts.
5. PublicServices: This project would not contribute to significant cumulative
impacts on County Fire Department, County Sheriff Department or private emergency medical
services.
C:\BJSRESOCCSTAMKOEIR-F&F 24
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 6. Aesthetics: This project would not contribute to any significant cumulative
impacts on local or regional aesthetics.
7. Cultural Resources: This project would not contribute to any significant
cumulative impacts involving cultural resources.
B. Impacts That Could be Significant, But are Mitigable to Less Than Significant
I. Hvdrologv/Water Ouplity: During construction, loose soils could be
wind-blown or carried off-site by storinwater runoff that could reach the La Quinta Evacuation
Channel, which flows into the Whitewater Channel, a regional flood control facility that ultimately
outlets at the Salton Sea. In addition, contanimants from construction staging and storage areas, such
as spilled fliels, lubricants and cleaning agents, if not contained, could also be carried by stormwater
runoff to the La Quinta Evacuation Channel and Whitewater Channel. Runoff could from this
project site could combine with other off-site sources of water pollution that reach the Whitewater
Channel and could result in significant cumulative water quality impacts at the Salton Sea. Changes
or alterations have been required in, or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
a. Prior to the issuance of any grading permits, a stormwater pollution
prevention plan SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water
Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize
the generation of fligitive dust, prevent erosion and prevent and contain ha::ardous materials spills.
Specific elements of the SWPPP may include, but are not limited to:
1) Dust controls as specified in project PM 10 plan see Section
5.6 Air Quality for flirther description).
2) Installation of sand bags at existing and proposed storm drain
inlets.
3) Soil stabilizing of fliture phase areas afier rough grading.
4) Covering construction access roads with gravel.
5) Watering site throughout grading.
C:\6JSRESOCCSTAMKOEIR.F&F 25
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 6) Minimize the number of separate construction and vehicle
storage and staging areas, to simplify the collection and disposal of contaminants.
7) Identifying the location of fuel storage areas.
8) Erect barriers around vehicle storage and staging areas and
around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours.
9) An ongoing monitoring plan, to ensure that water quality
controls are repeated and properly implemented in subsequent construction phases. The monitoring
plan should include objectives, parameters for monitoring, schedules, evaluation and actions
required. Provide regular monitoring reports, throughout each construction phase.
2. Transportation and Circulation: Projected year 2000 traffic volumes at four
intersections would exceed the City's level of service standard, with or without the project traffic.
A fifth intersection is projected to operated at a deficient level of service in the year 2005, with or
without the project traffic. These are considered significant cumulative impacts. Changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid these
potentially significant effects, as follows:
a. Lane improvements at the Washington Street/Highway 111
intersection were completed by the City of La Quinta on May 1, 1997.
b. A traffic signal is programmed for installation in 1997 by the City of
La Quinta, at the intersection of Washington St.148th Avenue. The project developer will participate
in this improvement through payment of the City's standard Infrastructure Development Fee.
c. A traffic signal is programmed for installation in 1997 by the City of
La Quinta, at the intersection of Dune Palms Road/Highway 111. The project developer will
participate in this improvement through payment of the City's standard Intrastructure Development
Fee.
d. A traffic signal, plus northbound left turn lane and southbound eft turn
lane improvements are needed at the intersection of Jefferson St./Miles Avenue by the year 2000,
with or without the proposed project. This intersection is 75 percent within the jurisdiction of the
City of Indio, and 25 percent. within the City of La Quinta. Seventy*five percent of the costs of
these improvements will be the responsibility of the City of Indio and the CVAG Regional Arterial
Fund, while the remaining 25 percent would be the responsibility of the City of La Quinta. The City
of La Quinta will coordinate with CVAG to ensure that these improvements are included in the
CVAG regional arterial ftind and will commit its share of flinding at the time the balance of funding
c:*BJsREsoccsTAMKoEIR-F&* 26
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\Gis available for these improvements. The project developer will participate in this improvement
through payment of the City's standard Infrastructure Development Fee.
e. Northbound and southbound through lanes will need to be added to
the intersection of Washington St.IFred Waring Drive, by the year 2005, with or without the
proposed project. This intersection is 50 percent within La Quinta, 25 percent within Palm Desert
and 25 percent within unincorporated Riverside County. The City of La Quinta will be responsible
for 50 percent of the costs of these improvements, while the City of Palm Desert, Riverside County
and the CVAG Regional Arterial Fund would be responsible for the other 50 percent. The City of
La Quinta will coordinate with CVAG to ensure that these improvements are included in the CVAG
regional arterial flind and will commit its share of funding at the time the balance of funding is
available for these improvements. The project developer will participate in this improvement
through payment of the City's standard Infrastructure Development Fee.
3. Air Ouality: Without emission reduction measures, project operational
emissions would not achieve the SCAQMD's performance standard for annual emissions reductions,
which would be considered a significant cumulative impact. Changes or alterations have been
required in, or incorporated into, the project which mitigate or avoid this potentially significant
effect, as follows:
a. Where applicable, business owners and operators shall implement all
rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to their
individual commercial use such as Rule 402, Nuisance, Rule 1102, Petroleum Solvent Dry
Cleaners, Rule 1111, NOx Emissions from Natural Gas-Fired, Fan-Type Central Furnaces, Rule
1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers,
Steam Generators, and Process Heaters) and which are in effect at the time of occupancy.
b. Where feasible, use solar or low emission water heaters to reduce
natural gas consumption and emissions.
c. Use energy-efficient and automated controls for air conditioners to
reduce energy consumption and emissions.
d. Use automatic lighting on/off controls and energy-efficient lighting
to reduce electricity consumption and associated emissions.
e. Use light-colored roofing materials as opposed to dark roofing
materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in
buildings. This measure would lessen the overall demand for mechanical air conditioning systems.
c:*JsREsoccsTAMKoEIR-F&F 27
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G f. Comply with Title 24 of the California Code of Regulations which are
current at the time of development.
g. If any drive-through windows are proposed at a later date on the
commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing
separate windows for different flinctions and by providing temporary parking for orders not
immediately ready for pickup.
h. Provide bicycle facility improvements on the project site with access
to off-site roadways.
i. Implement all mitigation measures identified in Section 5.5,
Transportation and Circulation for intersection improvements that would reduce traffic congestion.
j. Implement an on-site vehicle circulation plan to reduce vehicle
queuing.
k. Provide on-site pedestrian facility improvements.
4. Water Distribution and StoraQe: Cumulative and long-term water demand
throughout La Quinta and the rest of the Coachella Valley Water District CV WD) service area
could result in significant overdrafting of available groundwater supplies and could result in water
shortages at various times and in various places within the valley. Changes or alterations have been
required in, or incorporated into, the project which mitigate or avoid this potentially significant
effect, as follows:
a. The City of La Quinta will continue to cooperate with CVWD
strategies to manage regional water supplies and distribution facilities. Examples of such strategies
currently being implemented or under consideration as part of the CVWD's water management
planning program include:
1) To meet the projected regional water demand for the year 2015,
CVWD has estimated that another 220 acres of ponds for recharge would be needed in the lower
valley. This would allow for percolation of approximately 82,000 acre feet of water per year. If
such ponding areas cannot be found in the lower valley, the needed replenishment could be made
up by converting current well users farmers, fish farmers, golf courses and duck clubs) to canal
water or other surface sources in the lower valley.
2) Additional replenishment could be achieved through
importation of another 41,000 acre feet to supplement groundwater recharge efforts in the upper
valley, conserving an additional 25,000 acre feet of water after initial use for fish farms, increasing
reclaimed water use on golf courses by 11,000 acre feet, implementing conservation measures on
c:*J8REsocCsTAMKoEIR-F&F 28
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G golf courses to save an additional 9,000 acre feet and improving agricultural conservation to save
another 5,000 acre feet.
It is anticipated that most of the money required to implement and operate
CVWD's water plan would come through assessments collected from pump owners for the cost of
replacing the amount of water they extract from the basin. Major groundwater users in the upper
valley, including the CVWD, have been paying such fees for nearly 20 years.
C. Significant and Unavoidable Impacts
1. Solid Waste Disposal: Local landfill capacity is currently projected to be
exhausted by the year 2006, and possibly as early as the year 2002, if wastes currently disposed of
at the Coachella Sanitary Landfill scheduled to close in May, 1997) and Mecca II Sanitary Landfill
scheduled to close in the year 2000) are diverted to the Edom Hill Sanitary Landfill, thus
accelerating the filling of the Edom Hill landfill more rapidly than with current disposal rates. No
other landfills or solid waste recovery/transfer facilities have been approved and programmed for
development and operation in the Coachella Valley at this time. Landfill capacity in the rest of
Riverside County is projected to be exhausted by the year 2008, approximately three years after the
anticipated time of full project occupancy. The projects ongoing, long-term solid waste generation,
therefore, would contribute to significant cumulative impacts on the valley-wide and county-wide
solid waste disposal systems. The following changes or alterations have been required in, or
incorporated into, the project which would reduce the project's*s solid waste impacts to the extent
considered feasible, but would not reduce the level of impact to less than significant if regional
solutions to the county*s solid waste disposal facilities needs are not developed by the year 2008.
a. Green waste generated on the project site shall be treated in such a way
as to avoid disposal in landfills. This may be accomplished, for example, by composting either
on-site or at approved facilities and mulching for use on- and off-site.
b. Prior to the issuance of building permits for each phase of the project,
a solid waste management program shall be approved for that portion of the site or for larger areas
if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential
of packaging materials cardboard), mixed papers, and scrap ferrous materials, and shall include
designated areas for trash separation bins which are accessible to waste haulers, and identification
of materials that are to be recycled. The following provisions shall be considered in the preparation
of the plans:
1) Locate recycling/separation areas in close proximity to
dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access
points. From CIWMB Model Ordinance).
C:*BJ5RESOCCSTAMI(OEIR-F&F 29
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G 2) Locations of recycling/separation areas shall not conflict with
any applicable federal, state or local laws relating to fire, building, access, transportation, circulation,
or safety.
3) Locate recycling/separation areas so they are convenient for
those persons who deposit, collect, and load the recyclable materials. From CIWMB Model
Ordinance).
4) Place recycling containers(bins so that they do not block access
to each other.
5) Solid waste collection/recycling areas are to be compatible with
nearby structures, secure, protected against adverse environmental conditions, clearly marked,
adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the
recycling needs of the development. From CIWMB Model Ordinance).
6) Design and construct collection/recycling areas to
accommodate front-loader packing trucks, including maneuvering room. From CIWMB Model
Ordinance).
7) Design and construct driveways and/or travel aisles with
adequate width and maneuverability space for unobstructed garbage collection vehicle access and
clearance. From CIWMB Model Ordinance).
8) Post signs at all access points of the recycling areas that clearly
identi* all recycling and solid waste collection and loading areas and the materials accepted therein.
From CIWMB Model Ordinance).
III. ALTERNATIVES CONSIDERED AND REJECTED
A. Reduced Density Alternative: This alternative consists of the same mix of auto
sale/services and retail/mixed commercial activities in the proposed project, in the same basic site
plan configuration, but with a reduction in development intensity of 25 percent. The same type and
level of on-site environmental impacts would occur with this project or the proposed project. A
similar level of impact on public services and land use would occur with this alternative or the
proposed project. Off-site impacts attributable to this project's vehicular traffic generation including
traffic noise and automotive exhaust emissions), water distribution and storage, and solid waste
disposal would be reduced by approximately 25 percent, compared to the proposed project. These
reductions would not, however, reduce the significant and unavoidable air quality or cumulative
solid waste impacts associated with the proposed project, to below a level of significant. After
C:\BJSRESOCCSTAMKOEIR-F&F 30
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\G implementation ofthe recommended mitigation measures for the proposed project or this alternative,
the level of tnet" impact significance level of impact significance, after application of mitigation
measures) for each would be the same, i.e. less than significant, except for air quality and cumulative
solid waste impacts.
This alternative was rejected as infeasible, because, according to the applicant, it would not meet
their objective for return on investment in the subject property. Furthermore, this alternative would
not be environmentally superior to the proposed project, with respect to net environmental impact.
B. Hotel/Golf/Office Alternative: This alternative is defined as 220,000 square feet of
general office space on the northern quarter of the site along Highway 1 11; a hotel/conference
facility with 400 guest rooms and 80,000 square feet of conference space; and a 9-hole golf course
covering approximately half of the site area, meandering through the hotel/conference facilities.
The same type and level of on-site environmental impacts would occur with this
project or the proposed project. A similar level of impact on public services and land use would
occur for this alternative or the proposed project. Water demand for this alternative could be higher,
lower, or about the same as the proposed project, depending upon the type and intensity of uses for
irrigation and interior plumbing and the effectiveness of water conservation efforts. Off-site impacts
attributable to traffic generation including traffic noise and automotive exhaust emissions), would
be reduced by approximately 67 percent, compared to the proposed project. Total solid waste
generation would be reduced, by about 42 percent, compared to the proposed project. These
reductions would not, however, reduce the significant and unavoidable air quality or cumulative
solid waste impacts associated with the proposed project, to below a level of significant. After
implementation of the recommended mitigation measures for the proposed project or this alternative,
the level of net impact significance for each would be the same, i.e. less than significant, except for
air quality and cumulative solid waste impacts.
This alternative was rejected as infeasible because it is not capable of being
accomplished in a successful manner within a reasonable period of time. A completely different site
plan would have to be developed, at extra cost and several months of additional time, and new
tenants would have to be found who would enter into an agreement with the developer to occupy the
commercial spaces created by this alternative development. These considerations represent
substantial obstacles that would preclude the successful implementation of this alternative in a
reasonable period of time, and, according to the applicant, this alternative would not satis* their
objective for return on investment in this property. Furthermore, this alternative would not be
environmentally superior to the proposed project, with respect to net environmental impact.
c:\BJsREsCccSTA*Ko*IR-F&F 31
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\ G C. Alternative Site Location: This alternali * consists of developing the proposed
proj ect at an alternative location located on a vacant, 65 acre site bordered by Highway ill, Adams
Street and Washington Street, wet of the proposed project site.
The same type and level of on-site environmental impacts would occur with this
project or the proposed project. A similar level of impact on public services or land use would occur
for this alternative or the proposed project. Off-site impacts related to traffic generation including
traffic noise and exhaust emissions), water distribution and storage, and solid waste disposal would
be the same for this alternative or the proposed project. In either scenario, significant and
unavoidable air quality and cumulative solid waste impacts would result.
This alternative was rejected as infeasible because it is not capable of being
accomplished in a successful manner within a reasonable period of time. A completely different site
plan would have to be developed, at extra cost and several months of additional time. Furthermore,
the project applicant does not own or have any substantial interest in this alternative site, and it is
not known whether the property owner would sell the property to this project applicant or if the
applicant would be able to acquire the property on terms satisfactory to the applicant, the alternative
site property owner and the occupants of the proposed auto mall. These considerations represent
substantial obstacles that would preclude the successful implementation of this alternative in a
reasonable period of time, and, according to the applicant, would not satis* their objective for return
on investment in this property. Furthermore, this alternative would not be environmentally superior
to the proposed project.
D. No-Project, Existing Conditions Alternative: In this alternative, the project site would
remain vacant, and would require acquisition by some entity committed to preserving the site in an
undeveloped state. This alternative would avoid all of the environmental impacts associated with
the proposed project.
This alternative was rejected as infeasible because it does not accomplish the
objectives of the City's General Plan Land Use Element, which designates this site for
Mixed/Regional Commercial uses to strengthen the City's economic base and provide a range of
commercial and/or institutional services for the community. The City has not identified this site
for acquisition for any public needs. Furthermore, this alternative would not accomplish the
applicant's objective of obtaining a return on investment in this property.
E. No-Project, Mixed/Regional Commercial Alternative: This alternative is a
development scenario consistent with the La Quinta General Plan land use designation for the
proposed project site of Mixed/Regional commercial, at the maximum allowable intensity permitted
for that land use category floor area ratio of 0.35). Under this scenario, a variety of regional
commercial, recreational, institutional and residential uses could be developed, pursuant to a
planning framework and development regulations set forth in a specific plan. With an F.A.R. of
C*\BJSRESOCCSTAMKOEIR-F&F 32
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\!G 0.35, approximately 1.3 million square feet of space could be built, roughly twice the size ofthe
proposed 675,000 square foot project.
Environmental impacts on-site would be the same for this alternative or the proposed
project. Land use impacts could be equivalent, lower, or greater than with the proposed project,
depending upon the specific mix of land uses and tenants involved. Impacts to public services and
all other off-site impacts, however, would be substantially increased, due to the significantly higher
development intensity.
This alternative was rejected because it would result in a greater level of
environmental impact than the proposed project, and is not necessary to meet the developer's or the
City's objectives for the project site.
C. *JSRESOCCSTAMKOEIR-F&F 33
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\"G MITIGATION MONITORING
AND REPORTING PROGRAM
The Centre at La Quinta
Prepared for:
City of La Quinta
Community Development Department
7*95 Calle Tampico
La Quinta, California 92253
Prepared by:
Impact Sciences, Inc.
30343 Canwood Street, Suite 210
Agoura Hills, California 91301
June 30, 1997
RPPROVED E'( CI? i'*UNClL
ON */t:*/9* *
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\#G TABLE OF CONTENTS
1.0 INTRODU*ON...........................................................MMP-1
Contents......................................................MMP-1
Purpose.......................................................MMP-1
Environmental Procedures......................................MMP-1
2.0 MANAGEMENT OF MITtG*ON MONITORING PROGRAM..........................
Roles and Responsibilities....................................MMF-2
Mitigation Monitoring and Reporting Program Procedures........MMP-3
3.0 MITtG*ON MONITORING PROGRAM CHECKLIST..............................MMP-5
Introduction..................................................
Mitigation Monitoring Program.................................MMp*
* AbIltorm*: mid tiPi: *
The Cmtvt**Quinti
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\$G 1.0 INTRODUCTION
CONTENTS
This Mitigation and Monitoring Program MMP) contains three sections. Section 1.0: Introduction
describes the purpose, contents, and requirements of the MMP. Section 2.0: Management describes the
roles and responsibilities, mitigation monitoring program procedures, and mitigation monitoring
operation. Section 3.0: Mitigation Monitoring Program Checklist provides the mitigation measures,
implementing action, method of verification, timing of verification, responsible department/agency,
and compliance verification.
PURPOSE
Section 21081.6 of the Public Resources Code states:
When making findings required by subdivision a) of Section 21081, or when adopting a negative
declaration pursuant to paragraph 2) of subdivision c) of Section 21081, the public agency shall adopt
a reporting or monitoring program for the changes to the project which it has adopted or made a
condition of project approval in order to mitigate or avoid significant effects * the environiinent The
reporting or monitoring program shall be designed to * complaance during pr* implementation.
For those changes which have been required or incorporated into the project at the request of an agency
having jurisdiction by law over natural resourees affected by the project, that agency shall, if so
requested by the responsible or lead agency, prepare and submit a proposed reporting or monitoring
program.
A Draft EIR including a detailed Initial Study) and Response to Comments/Firial EIR were prepared to
address the potential environmental impacts of the pro*ect Where appropriate, these environmental
documents recommended mitigation measures to mitigate or avoid impacts that would have an adverse
effect upon the environment. Consistent with Section 21081.6 of the Public Resources Code, a mitigation
monitoring or reporting program is required to ensure that the adopted mitigation measures under the
jurisdiction of the City are implemented. The City of l,,a Quinta will adopt this MMP when making
findings required by the California Environmental Quality Act CEQA).
ENVIRONMENTAL PROCEDURES
This MMP has been prepared in accordance with the California Environmental Quality Ad CEQA), as
amended Public Resources Code Section 21000 et seq.) and the State Guidelines for Implementation of
CEQA CEQA Guidelines), as amended California Adminlstrative Code Section 15000 et seq.). The
MMP complies with the rules, regulations, and procedures adopted by the City of La Quinta for the
implementation of CEQA.
MMP-1 Mit-i Mni*ig end R-n: P7*m
The CmtriD La
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\%G 2.0 MANAGEMENT OF THE MITIGATION
MONITORING AND REPORTING PROGRAM
ROLES AND RESPONSIBILITIES
The MMP for the project will be in place through out all phases of the project induding final design,
pr*grading, construction, and operation. The City will have the primary enforcement role for the
mitigation measures. The following are specific roles for all parries involved in the implementation of
the MMP.
City of La Quinta
Community Development Department
The Community Development Department Department) is responsible for the day.t*day operation of
all phases of the MMP and assuring implementation. They will be in charge of the coordination of all
work effort* to assure project construction in accordance with the MMP.
The Director of Community Development Director) is responsible for t*e overall * administration,
and shall have final authority with respect to disputes concerning timing, execution and determination
of compliance with the mitigation measures. The Director or designated staff person shall select a
Mitigation Monitor for the MMP. This Monitor may be a meener of the Deparrment staff or a
professional consultant hired by the Department. The Department will be responsible for
documentation and reporting of the MMP. They will act as a clearinghouse of all information.
City Attorney
The City Attorney shall be responsible for implementation of corrective actions, stop work orders, and
assistance in the arbitration of disputes.
Technical Advisors
The Technical Advisors will be responsible for monitoring in their respective areas of expertise
e.g., biology, archaeology). The Technical Advisors will directly report to the Mitigation Monitor.
MMP-2 It-I * wid Ri-IL: *
*Cm*'vit Li Qubiti
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\&GMITIG*ON MONITORING AND REPORTING PROGRAM PROCEDURES
The mitigation monitoring procedures for this MMP consist of mitigation and monitoring actions, filing
requirements, and compliance verification, as described below.
Checklist
The MMP Checklist provides a comprehensive list of the required mitigation measures. In addition,
the Mitigation Measure Checklist includes: 1. The action required to implement the mitigation
measure; 2. The method of verification of compliance with the mitigation action; 3. The timing of
verification; 4. The departm*t or agency responsible for monitoring and ensuring proper
implementation of the mitigation measures; and 5. Compliance verification.
Section 3.0 provides the MMP Checklist.
Mitigation Monitoring Program Files
Files shall be established to document and retain the records of this MMP. The files shall be
established, organized, and retained by the City of La Quinta Community Development Department.
Compliance Verification
DI*g continuing monitoring efforts, the department responsible for each mitigation measure shall
provide a regular reporting of verification efforts to the Mitigation Monitor, and shall docment
satisfactory completion of each measure for which they are responsible. The MMP Checklist shall be
signed by the Mitigation Monitor, when compliance of all mitigation measure has been satisfied.
Operations
The following steps shall be foUowed for implementing, monitoring, reporting, and verification of each
mitigation measure:
1. The City of La Quinta, Director of Community Development shall designate a party responsible for
monitoring of the mitigation measures.
2. The City of La Quinta, Director of Community Development shall provide to the party responsible
for the monitoring of a given mitigation measure, a copy of the MMP checklist indicating the
mitigation measures for which the person is responsible and other pertinent information.
MMP-3 Mih*un Mowt**: * I-rn: *
Thic-friatiaQupita
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\'G3. The party responsible for monitoring shall then verify compliance and sign the Compliance
Verification column of the MMP Checklist for the appropriate mitigation measures.
Mitigation measures shall be implemented as specified by the MMP Checklist. During any project
phase, unanticipated circumstances may arise requiring the refinement or addition of mitigation
measures. The City of La Quinta, Director of Community Development, with advice from responsible
City staff and Technical Advisors, is authorized to approve changes to the mitigation measures, if
needed. If mitigation measures are refined, the Director will document the change and shall notify the
appropriate design, construction, or operations personnel about the refined requirements.
Dispute Arbitration/Resolution
The Director of Community Development is designated as the authority for dispute
arbitration/resolution. The decisions of the Director will be made after consultation with the
responsible meixibes of City staff, Technical Advisors and/or City Attorney. The decisions of the
Director maybe appealed to the Planning Commission.
MMP-4 A-am' A*m*omig and *pig *
ml Cmtt at LA Quinta
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\(G 3.0 MITIGATION MONITORING PROGRAM CHECKLIST
INTRODUCTION
This section provides the MMP Checklist for the pro*ect as approved by the City of La Quinta.
MMP-5 A--- Abuiwus *
ThiC*it Li Qumtm
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\)G *0.*
t 1-
1
1
0-
*`.--
*
*
a
*
C
*.-
z
* *
o * *
U
z
o *
z *
o
*
U
a.
E:iTh: **ii-wI
*: U
U
B*1I:-
*
U
LUZ
*
p
* C
U
* w
1- 0.0
C * U* *
3
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\*G t
C
E
E
60
q
C
I
*
*Q
C
a
0
0
60
C* *C*-*
1
* * w
zi.!ogw*.!I*** * 2
*
* U
C 4'
C
* * * * * *
C
1IL*tLI:L.[tiu: jIzIL0*
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\+G w
I-
E
2
q
t
Co U
cc S-
E
0 cc * *
* E
* cc*-
0 S- *
* * Coccw.O* *
S- *.- S-
*0 S-* * ccO *
ID
S-
Co Co cc
S- * 0'-*
0 S-
cc
Co* ** * U
ID u*
* OS- S- *O*2 S- *
ID * * OS-.-Co*;*
ID* * * ID*S-*t cc 0 * * * * * ID.-
ID * * *
**S- * * C cc-;** *
0 0 0 0 * *
* *S-QCoCo * * * I, * cc*
ID S-cc * C * S- S-'
* S- * ***S-U'- ccOS-* *
S-cc**Co*ccID S- * * * * C ID*-
0.-* **3* * * Co
* *
* *IDID *.2S-!3:* cc**=8""cc* *
Y f:*i!1., *.!;i*iwi43;;ijIDU[i;C*
* 01**:'S-;*
* S-cc.***
0*ID * S-. * * **;*cc*
* * *
I I I
*LccZ
cc
cc cc* * Co*
ID 8 ID* ID* ID*
* ID
*ccCo cc* cc* ccl
ccl.- cc **ccCo *ccCoL*
ID
cc*
* UID
*
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\,G a.
1
E
E *"
I. to
to
a
*-*-*
to
I' *
a *
II
*
ICR.-' C
a * C
* *
*
U * *
a. U
*
**UE*CU
* *C**2*0C
*
*
C"*o * *
* C*C U
L
Co
C;- U * 0a.
i
U a.ij;OCoC
*a *
U
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\-G
1-
E
1
*
* F1*
*
II
*
0
w*
A
*
I
*
* *
*
I
si*i*!AI
* a
0
* &at*
qz
C
e
e *
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\.G in
q
r
6-
* I I **CI**
C- * 6-
*
0
e' I I
q'
I I II
*-
I * C *
0
*
win *
S I-
C *
*-
in C w * *`*
0 * *
w
* 2
* *w 0
e'
*in,
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\/G *u
U
E
U
* II I I I U
I**I
* *IIRI *-: C
C
I- * * A
C
C C * *-.C
* *
CO- COI.*C, *hn 1,1. C *L
* *UI * * *
I **eUU * FL.*
Y;* * * C*C,
U U
* U
C,
C, * *
U
C, U U
U* *
C C *
C,.-
U
CO
*UC,*U *
* C, CO
C*Ii*U*
*LUZ
qU* U
U C, C*
p
C,
**C,
e
*
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\0G U,
t
2 *
E
be
t
S
0 S
F * *:-:-* * 0 be
4 1'
*
*-.- 0
* be*
0
U, * *
4 *
u**-'4 4 U,
U, 4 * 4* * 0
* 4**'4.S
I U,
* C I I U,*
3 * * *.-- C* U,
Y * * * 4C** ** U,* * * C*: **0S*'* *
C * * C 4*S* * * *
* * * 0 83*a8:* * *
0 *
C CI
1; 0 *
*C
**0'4 I*CC**E* *-%C* * 3
* * 3 *
* *5oo
U, * 0 0 C
U, * * * *
* * 30*3
U,* * *
S
E *
0*0* * *
C 0 U, *`4* *
* * C * 0 U,
0 * U
a C C
a
a
L
C
C
4 0* *
0* *
C-
C *
* 0
U,
U,-
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\1G Qa t
1
C
1-
E *
a
A
*0
1 0
a a * * *-*`-- 0
*
I-
* 6
*-* * *0 *
* *
0 0
ID
Q *
*-
ID S ID*W
1 ID
a
C *u * *
*
*
a
ID. *
* C
*Lgz
a
5 *
qifi-
ID
a'-
ID-'-
8 * *
U.-- ID
ID
U'-,
e *
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\2G a,
t
q
* S
*--
* * *
a, tjcn-'-
*
*-a*a,.
* o
a,- * * *
* a,* *`*."o
a,
* In
a, U
L*8* *
*0 * * * *
*
* S S S 55 * S
C
S
*-o-*
*-
* *
o a, * a,
a,
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\3G 5
1-
2
1
c**,
Os
*
I
C C
S t
C, E
* *
U
* *
U 0
*
a *O'-* *
U * * *0
C**u
* * * N
* * **-*--
C,
* * I I
O * 0 *
* 5 * C,
C,
*
* ** *
*-O
C,*- *
0
*-- C,* 0
0
IIILUZ
0
* *sf* 6
0 * *
E
0
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\4G U
0*
U *
j*q
*
U e
*e-..
Ii.
a
*i[lapI *
3
ji* * **!IC*
e
*
* *
*
a * *!S *
ii'
*
2..
* **u.'UEj *
*:
*
I- * qq;;I
a
* I!i*'t*u%cjIjiiililjiLiL
I
*5*lIL
U
i 11
EU I
i**
Ij* *
*
U
e
*
U
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\5G C
S
q
*
*
ete
u*u
I*u
U
B
*
*
* L
4''
1..
It';'*il
e *
t *itili;*I
1
e* U'Z'L*'4'*JI'IIIi Iii.!.
* *:&*
eq
I
I
* *
o
* p*2* *
q
*VRY1tjLi
C.
qz
qi*
C
S Z*
* 11
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\6G C
1
E
2
U-
E *
be
U be
t
Ca Ca
I- 41 2
41
* *
* **-
* * Ca
C
* * * *,,
*
* * *
41
be
Ca C
U I-
C C 0
C U
* *U-* *t41*E'-*
41C-** *0C 41* *
41 *
U
41 c*- I I
041 *0C0**U
U
* CC*41* 2C*-*;41* *
C *
41 U
C
*
410*C4141 *
C
* * * *
C* U
**C-*
* * *
*<E o*
* *
U
*LUz U,.
C
fl* I *I*I
U 0*C
SI *CO S1 *C0 u*0
U-* 41**U U*UUU
C
U
C
CUC0U*C
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\7G V,
U-
5',
U
1, U
C.-
*-
* * *
*
U
C
A *
C
a',
C * I C
C
U C * CU*
a**q * *
V, C * C*C* * C*
* 2U*UW*U* U
* * *U * *V, UU V,
C*CCU*UUC
V,O',
*
OV,*
V, * *
U
U C
C *
2 *
U E C U **UI
* O*UO*C *
I- C I
U
C *
*U C * * *-
U
C U C
* * C*C
CO' C'* *
* w U
* U
C
V, U
UCU*C
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\8G C,,
q
1
*
C
0
C,, C'
3 I
3
0'3
* 3-** 0
*
Q*j *
3 * *
3 * *
3
3
*! *:I2*!E
0'3**
0 *
3- 3'-0*
* *0
*`3*d *
LLI*L*Z
0
* 0
A
q
* *
* 0.*
** *-
*
*-
C,,
3
C,,
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\9Ga
A
1-
* E *`
1
1
* 0 *
i
*0 *
E C *
U
U.-
C
1 0
* t*-
*- E * *
U
U.- 0
*,- * *
C U U U * U * C
**`--** *`-fu * * eu*C0 * *
*U0U * U* 0 * 0 * 5 *C**: * *C*-*e
*.
C *-
* * * *-*U
C *U *
* 0U.U*8 C C* C*
C U
LI**z
0
C
C
U
k.
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\:G I,
hi
2
1-
N
A
*
* C
0
* 0 0
* *
S *
*
*
*0 *--** w*
hi * 0
hi hi * U
* *UU***hi *
* hi* * thi*E** *
*-- * U>
*of<-hi * * U E *
hi* * *
* 3*'-***-;t * hi 0'*0 * * hi**hi * hi-
* *-;= I
* ohi *
U
p
U
*
*
hi
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\;G I
C
E
q
to
t
* C
U--
*
U U
*
0 0
0:-* 6
*-*! *
Eu
0
*
* * C*
* *
0- Ln * * fu*-*0* *
C 0* * * C
*. *
0 * si 0.
0 * *C * u.2*
C * *
*-- * * UC * U*
* *2o-**.E * *- Ce
C U *C *--
* * C
fu* * * *C*
U.
ec 0
U C''-
*`-- U U
U-
C*- *
U
*
U
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\<G
1,
2
1
II
fu
E
U
t
* * * t
6 U
*.- O* *
O * * ** O'**-
* *-*`-*-* *- fu-***C*'
I U
* O*
* 0U.* * 00 * U
z 0* *
0*i' *E'E* * *-. 0
*- * I.
4, *-** U* U U
* *-*
4,
III
4,
4,
* *E-* 0
14,* 4, U U
C. U
c*** C'* U0** 2*
IC 4,
4, *`*U C * U
* * *
U'
* 4, * U ** U
U
U *4, U* U 4, * *- * *. U
4, 9CC *
* * 0 *`**00 *0*0 U5 U
* * C *U * 4,'* U
U * * * U* C
U * U
*`-*- * o* U.- U *U0 4, 0'
* * * * 4,* * U *UC*IC.U * *
* IC* * *
*-**E4, * 0 *`*-*- U' U
* 4, E * 1"-
1- *U * U*U * 4, C *
*-- *4,*C * CU***'- *
0
U * 4, * * *
* * * * *U 4,U** *
0* *
* C
*-.-- C
4, * I
I I
0.
UU
U U
*4,'ij *
* 4,
C
O
4,
U
C
*8
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\=G C
t
t
*f.
2
1
A- I U
* *
0'- *
*
C *
*
C I *
a * u
y-y- * *
*
a
I 0 C
*- 0
0
* *
C *
C C
* * a
U
I
*1
1
U q C*0
*
*`-:*"
*
a
U **
a
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\>G q
q
*
U
2
S
* *--
*
*
I; U
a'
U O* *
6-*****
*
*
0
*
0 U
4'
C'
4' * 4'
C' C' * *
o * * U
4' 4' 0 0 *
I--
C'*-S'0*-* *
C' *
S' * 0 U *
* * 0-
4' *C'3-C'* *
U
L
o3*
C'
C'
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\?G C
*IE*
C-
I
E * E
r
*Q
C
* 0
1 * * U-
0
0'-* 2.S a
*
* 0. *
0 * * * a ou-
* * 5:*!t*;;b*;: *8*ue*..4'
L
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\@G C
1
I
1 mc
4.
C
C * * C
C- U
4'
C"
* *
4' *-- *
0
* 4'* C 4
C 4'
*u*C*C E**-*
4' 0 * * 4'0
C C * *
4' * * * *
4"- * *
4' 4"-* 4' 4 C4'' *04'I I
0 *- * *-
*C
*C 0
* * uS* *o.E C
* 4'*C*-*0* *
C *
* 0 cu C C *
C * *`-`- *
C
C.*4'**CC * *
C 0'.-
C * q * C * 4' 4'
q *
*oC0Cj*EE*C0* C'- 0
* * *CC* 4'
* C*- * 4'*C*
C C*'C
C- * * 2.t C
o * C*C0* 4'0 * 4' C
U C U U
4'
C C C
U q 0 0
C
U U 4'
C *` 4' * C C 4' 0 * * 0 C
4'.-'- C C U C C C
*C'- C * *C*E*-: C C
C
U" CC*C*
**0UC*I *U*C
4'
C
4' C-
C
C
C
C
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\AG 2
2 u
U-
E *4'
60
S t
4
t
0-S *
60
* *.
* * *
0 60
*
E* o* * *
S**
U
C * * *
* U
* * o *-m * *
S- * * S* * S S S S S
S * * Ew
* *
* *-
e S *
* *
* * S *U
t I *
e *
U.
ICC
*_ U *
U
Ut
U
w
Ca
U S
e
U
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\BG 0
q
q
I' to
r
* U to
*
1 0 A
0 *
U
*
*
*- *- *
* *0*- *`-
*
* *
*
S *
* *
0U*UU*** * * *
1
S'S
00*
Ca
U *
Ca
*
*
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\CG 0
5
U
1-
S
I
I- I-
A *
*
a
a-
C
*
U
a
1 *-
*U
U 0 0.
C
a- a-
II U *
*LL.
* * *o * a--a- * *Q.tU*
1U *`0U**0*'- * * *
i * * 0*E%"*-[X!** U;.*C?Gj*i*btd1 *. t;'.*!*
0
cc i-A.
C *
U
*
U
* A-*U a- S
CU * a-*-.
* * OC
* * * S
C * *
US
C*a- b *.`- *
S
U * *.
S-
C-"-
*3S-o*0
0
S-
0*-C*
C* 0.* S-*
*`&ecd * a
*LUZ
U * *U'
U * a- S- A**AiIS-
* *C C **0a-
e *
C-.- *
C
*
*.*LS-a
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\DG
C
U
E
U
E
U
0.
3
*
0.
66 U C CA.-
C I-* *
*
CA *:- * 0 C C* * *
U U * 0
*-.- * * * 0.* * * * 0
CA 0
z 0.
3
* *CA
U * *
0*
* *
CA
0, *
U,
* * * C* * * *
*.0-*'U*-'U * 0
CA Ida
CA' * 0
MI' I
O * 0.- C U *
U
* 3*o* * * CA
U
CA
0*C='U * *-a C C* U
* * * * * *
C UCE *I*C CA *`UQ.
U * CA *-.- *
**o E * C * * *
* * C*
C Ut * * * * U
* * CA * sa'UI * U'U
da* CA* U
U 0U.:**a'UC'UU'U** U **:- C* *0 *
0 U U 3.C * U * *
CA * *.s * C U 0*
*`U *.*LL CA*03* *
U 0 * * UCA*
*C'UC** CA* to *C0*C
3.-- **Z'U3-*'U
1
C a I I
LLl*L'UZ *.
0 *
*S'**U
U*c'UU*U * * *
a- U*>'* * a'U-*'-*'U*
a * * * * *
1, * * *
*
C
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\EG C
5
E
1
A
* *.-
C 0 * * C C *0
C CC** *C0
* **C0 0
U
C
CC
U
C*C*C C
Ca * 0*.C I U
C W * *- C C * 0
a z
0= * ****0I- *
U *
U
U * *
* 0
C C* F. *
C 0 U- *.`-
**UC**CUC * C C
C * *0'C
a * * U
U
* U
*Cji C *
*C0* *
*
0 C* C
*
U
U S
C
U * U*
C*U S*CC
U C
CS.- U*UU** S-*'-
* * 2 * *C*'**
C***ttu *
U
C CO
* U
* *-.
C*Z08C
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\FG *
a
eq
*
e
I
* * 2
w
I
I-I
I
*
1" A*-i' * 4=W*JL
* Au
I *
* e*1*
a
*fl 3
A *
I
*
Wa
LUZ
if
U *
*`.
Ij*
*
3
Li
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02
^^P\GG 1
2 *
be,
1
U
*
Cu
Cu *
Cu
1'
Cu Cu
r
*
be,
* *
*
*
Cu
Cu
*
1
* Cu * * 0
U 0 *
aj i***j* OJ**I-*
*
U
Cu * 0*
* * *
0* Cu*
*1
*
*0*0
Cu Cu
U
U-
U
Cu
BIB]
09-03-1998-U01
09:18:58AM-U01
ADMIN-U01
CCRES-U02
97-U02
62-U02