PCRES 2001-009PLANNING COMMISSION RESOLUTION 2001-009
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO - THE • -CITY COUNCIL
APPROVAL OF SPECIFIC PLAN 2000-050, TO
ALLOW DESIGN GUIDELINES AND DEVELOPMENT
STANDARDS FOR A 15.25 ACRE COMMERCIAL
CENTER, HOTEL, CASITAS AND COMMERCIAL
RETAIL/OFFICE SPACE ON 14.3 ACRES ON THE
NORTH SIDE OF CALLE TAMPICO, BETWEEN
DESERT CLUB DRIVE AND AVENIDA BERMUDAS.
CASE NO.: SPECIFIC PLAN 2000-050
APPLICANT: SANTA ROSA PLAZA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of January, 2001, hold a duly noticed Public Hearing for the Santa
Rosa Plaza project for review of design guidelines and development standards for a
145 room hotel, 72 casitas and 49,160 square feet of commercial space on the north
side of Calle Tampico, between Desert Club Drive and Avenida Bermudas, more
particularly described as:
APN 770-020-001 & 770-020-002
WHEREAS, at said public hearing, upon hearing and considering
Environmental Assessment 2000-406, and all testimony and arguments, if any, of all
interested persons wanting to be heard, said Planning Commission did make the
following mandatory findings recommending approval of said Specific Plan:
1 . The proposed Specific Plan is consistent with the goals and policies of the La
Quinta General Plan, the Land Use Map for the General Plan and supports the
development of the proposed project, as conditioned.
2. The proposed Specific Plan is compatible with the City's zoning ordinance and
the Village Design Guidelines in that it provides standards for the proposed land
uses.
3. The proposed Specific Plan will not be detrimental to the public health, safety
and welfare, as it has been designed to be compatible with surrounding
development, and conform with the City's standards and requirements, as
conditioned.
4. Development of the proposed Specific Plan is compatible with the parcel on
which it is proposed, and surrounding land uses, as conditioned.
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Planning Commission Resolution 2001-009
Specific Plan 2000-050
Santa Rosa Plaza
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby require compliance with the conditions of approval for the
proposed Specific Plan;
3. That it does hereby confirm the conclusion that Environmental Assessment
2000-406 assessed the environmental concerns of this Specific Plan; and,
4. That it does recommend approval to the City Council of Specific Plan 2000-050
for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 23rd day of January, 2001, by the following
vote, to wit:
AYES: Commissioners Abels, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: Commissioner Butler
ABSTAIN: None —�
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
IY HERMAN
munity Development Director
of La Quinta, California
GAW PDOCS\PCResoSantaRosaSP. W PD
PLANNING COMMISSION RESOLUTION 2001-009
SANTA ROSA PLAZA - HOTEL
SPECIFIC PLAN 2000-050
JANUARY 23, 2001
GENERAL
1 . Upon conditional approval by the City Council of this development application,
the City Clerk shall prepare and record, with the Riverside County Recorder, a
memorandum noting that conditions of approval for development of the property
exist and are available for review at City Hall.
2. The developer agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
PUBLIC WORKS DEPARTMENT
3. Right of way dedications required of this development include:
A. PUBLIC STREETS
1. Calle Tampico (Primary Arterial): 50-foot half of 100-foot right of
way.
2. Desert Club Drive (Collector): 32-foot half of 64-foot right of way.
3. Avenida Bermudas (Collector): 32-foot half of 64-foot right of
way, plus right of way for one-half of a standard cul-de-sac at the
northern terminus of the street. NOTE: As an alternative, subject
to agreement with the adjacent property owner (refer to Tentative
Parcel Map 29886), the applicant may jointly apply with the
adjacent property owner for a street vacation at a point north of
the northernmost access on Avenida Bermudas.
B. PRIVATE STREETS
1. Commercial: Applicant shall comply with the City's Parking
Ordinance.
C. CULS DE SAC
1 . Public or Private: Use Riverside County Standard 800 (symmetric)
or 800A (offset) with 39.5-foot radius, or larger.
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Planning Commission Resolution 2001-009
Santa Rosa Plaza - Hotel
Specific Plan 2000-050
January 23, 2001
4. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
a. Calle Tampico (Primary Arterial): 20-feet
b. Desert Club Drive (Collector): 10-feet
C. Avenida Bermudas (Collector): 10-feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
5. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5
kv are exempt from this requirement.
6. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1. Calle Tampico (Primary Arterial) - None required (improvements,
including sidewalk, have already been installed).
2. Desert Club Drive (Collector) - None required (improvements,
including sidewalk, have already been installed).
3. Avenida Bermudas (Collector) -
a. Construct 20-foot half of 40-foot improvement (travel
width, excluding curbs), including easterly half of
symmetrical cul-de-sac at northerly terminus, plus 6-foot
sidewalk. These improvements shall be installed with Phase
I of the development. (NOTE: Avenida Bermudas shall be
designed so that the drainage flow in Calle Tampico will not
divert onto northbound Avenida Bermudas.)
b. Construct 14-feet of pavement westerly of and adjacent to
street centerline.
C. Construction of improvements northerly of project entry
may not be required dependent upon receipt of
documentation from adjacent property owner agreeing to
deletion of future street.
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Planning Commission Resolution 2001-009
Santa Rosa Plaza - Hotel
Specific Plan 2000-050
January 23, 2001
'd. Modify traffic signal at Avenida Bermudas and Calle
Tampico to include a designated left -turn from southbound
Avenida Bermudas.
B. ON -SITE PRIVATE STREETS
1. Construct onsite improvements per City of La Quinta Parking
Ordinance.
2. Culs de sac per Riverside County Standard 800 (symmetric) or
800A (offset), 38-foot curb radius.
C. CULS DE SAC
1 . Use Riverside County Standard 800 (symmetric) or 800A (offset)
with 38-foot curb radius.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
MAINTENANCE
7. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
LANDSCAPING
8. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
9. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
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Planning Commission Resolution 2001-009
Santa Rosa Plaza - Hotel
Specific Plan 2000-050
January 23, 2001
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
10. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
11. A 6-foot sidewalk shall be constructed along Avenida Bermudas. The sidewalk
shall be installed with Phase I of the development.
12. The plant palette shall be amended to require a minimum of 24" box for all trees
to be planted on the proposed project.
13. The landscaping plan shall be amended to include berming throughout the
interior of the property, varying in height from 1 to 3 feet. The amended
landscaping plan shall be submitted to the Community Development Department
for review and approval.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
14. Architectural and landscaping plans for all office and retail commercial buildings
shall be reviewed by the Architecture and Landscape Committee prior Village
Use Permit approval.
15. Prior to issuance of a grading permit, the Specific Plan shall be amended to
include:
A. The height of the hotel shall not exceed 55 feet. The 35 foot maximum
height limit shall apply to all other structures on the project site.
B. Development Regulations (page 31), add:
Casitas on parcels 4, 5, 6 and 7
Should hotel rooms (casitas) be proposed for lots 4, 5, 6 and 7, the
following minimum standards shall apply:
Maximum Density: 34 rooms per acre
Parking Spaces Required: 1.1 per room
Landscaped Area Minimum: 50%
Amenities: 1 pool per 36 rooms or fraction thereof
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Planning Commission Resolution 2001-009
Santa Rosa Plaza - Hotel
Specific Plan 2000-050
January 23, 2001
C. Wherever a reference is made to an increase in square footage of 10%,
the Specific Plan shall be amended to read "10% of the commercial
retail/office space only."
16. All signage for the proposed project, including monument signs and site -specific
signage, shall require a Site Development Permit. Prior to issuance of any
individual sign permit for the proposed project, the project proponent shall have
received approval for a Master Signage Program for the entire site.
17. Village Use Permit applications for the casitas or any commercial building shall
include a parking analysis which includes the following:
A. Specific land uses within the building(s) proposed.
B. Number of parking spaces provided.
C. Demonstrated conformance with the standards in the Specific Plan.
Any increase over 6,800 square feet of restaurant space shall require the
provision of additional parking to meet the City's standard of 1 space per 75 s.f.
of seating area.
18. The project proponent shall comply with all mitigation measures contained in
Environmental Assessment 2000-406.
19. Delivery trucks, vehicles, and trash trucks shall access the site from Calle
Tampico and or Avenida Bermudas.
20. Add the three parcels at the northwest corner of Avenida Bermudas and Calle
Tampico.
SHERIFF'S DEPARTMENT:
21. No construction traffic shall be allowed on Desert Club Drive.
22. The access drive on Desert Club Drive shall be properly posted to indicate the
driver is entering a school zone.
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