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SP 2000-050 Santa Rosa Plaza (2001)city olp La Quinto September 2000 APPROVED BY CITY COUNCIL ON BY OATS RESO# �: F CASE N0. 61<<_ SANTA FZSA PLAZA Specific Plan . . Now i Air KCYY� Bison Hotel Group, LLC Applicant Santa Rosa PLaza, LLC Consultants Korve Engineering Embassy Suites at the Village of La Quinta �` kN r.% RMA PLAZA -LN IRR PK Architects, PC Revised October 2001 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA TABLE OF CONTENTS I. INTRODUCTION ... . . ........... .................................. 1 A. AUTHORITY AND SCOPE ... . ...................... . .... 1 B. PURPOSE AND INTENT ................................ 1 C. DOCUMENT ORGANIZATION ................... . ........ 1 D. PROJECT LOCATION .................................. 2 E. PROJECT OVERVIEW .. . .... . ......................... 2 F, REQUIRED FINDINGS . . ............................... 5 11, PROJECT SETTING ............................................... 6 A. EXISTING GENERAL PLAN AND ZONING .................. 6 B. EXISTING SITE CHARACTERISTICS ..... . ............ . .. 10 C. SURROUNDING LAND USE ...................... . ..... 10 III. PROJECT MASTER PLANS .............................. , , ........ 11 A. SITE PLAN .......................................... 11 B. PHASING PLAN ...................................... C. LANDSCAPE PLAN ....................... . .. . ........ 16 D. CIRCULATION PLAN ................. .................. 22 E. GRADING PLAN ..................................... 25 F. DRAINAGE PLAN ............................... . ... . 27 G. SEWER PLAN ....................................... 27 H. WATER PLAN ............................. ....... 29 I. OTHER UTILITY PLANS ................. . .......... . . . 29 IV, DEVELOPMENT REGULATIONS ............................ - - , , .... 31 A. PRINCIPAL USES PERMITTED ......................... 31 B. PROPERTY DEVELOPMENT STANDARDS ........ . . . ..... 31 V. DESIGN GUIDELINES ......................... . ............. . .... 32 A. ARCHITECTURAL GUIDELINES ..... . . . ............ . .... 33 B. LANDSCAPE GUIDELINES .......................... . .. 37 C. SIGN PROGRAM ......................... . ........... 44 VI. OPERATIONAL GUIDELINES ...... . ...... . ... . . . .. . .......... . .... 47 A. TRANSPORTATION DEMAND MANAGEMENT ............. 47 B. MAINTENANCE ................................. . .... 47 VII. SITE ANALYSIS ....... ................................. . ........ 47 Korve Engineering, Inc. 7 SPECIFIC PLAN SANTA ROSA PLAZA, LA +QUINTA Korve Engineering, Inc. VIII. CONSISTENCY WITH GENERAL PLAN .............................. 51 A. LAND USE ELEMENT ................................. 51 B. CIRCULATION ELEMENT .............................. 52 C. OPEN SPACE ELEMENT .............................. 53 ( D. PARK AND RECREATION ELEMENT ............. . .. . .... 53 I E. ENVIRONMENTAL CONSERVATION ELEMENT ............ 54 F. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ..... 54 G. ENVIRONMENTAL HAZARDS ELEMENT .................. 55 H. AIR QUALITY ELEMENT ............................... 56 Korve Engineering, Inc. SPECIFIC PLAN SANTA ROSA PLAZA, LA CIUINTA F' r LIST OF FIGURES Figure 1 - Regional Location Map ..................... . . . ............ . ...... 3 Figure 2 - Vicinity Map .................................. . ................ 4 Figure 3 - Land Use Designations ..... . ............... . ....... . ............. 8 Figure 4 - Existing Site Conditions .... ...................................... 9 Figure 5 - Conceptual Site Plan ........................................... 12 Figure 6 -Land Use Plan ................................................ 13 Figure 7 - Phasing Plan ........................... . ... . .................. 17 Figure 8 - Preliminary Landscaping Plan .. . .................... . .... . . . ...... 18 Figure 9 - Outdoor Furniture ..................... . ........................ 23 Figure 10 - Circulation Plan ................ . . . ........ . . ...... . . . ......... 24 Figure 11 - Conceptual Grading Plan ......... . ..... . ........... . ... . ....... 26 Figure 12 - Conceptual Drainage .............. . ....... . ................... 28 Figure 13 - Conceptual Utility Plan ....... . ....... . . . ................... . . .. 30 Figure 14 - Elevations; West, South ......................... . .. . ..... 38 Figure 15 - Elevations; East, North ......................................... 39 Figure 16 - Santa Rosa Plaza Entry ................................... . .... 41 Figure 17 - Santa Rosa Plaza Retail ......... ..................... :......... 42 Figure 18 - Santa Rosa Plaza Casitas .............................. . .. . .... 43 Figure 19 - Primary Identification ....................................... . . . 46 Figure 20 - Sight Distance Plan ............................................ 48 Figure 21 - Sight Distance Plan ............. . . ................... . . . . . ..... 49 Figure 22 - Street Cross -Sections ............ .............................. 50 LIST OF TABLES Table 1 - Land Use Summary ................................... . ......... 14 Table 2 - Proposed Plant Palette .......................... . ............... 19 Korve Engineering. Inc. SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA 1. INTRODUCTION A. AUTHORITY AND SCOPE Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development over a given piece of property. The Santa Rosa Plaza Specific Plan implements the current General Plan designation for the project. site, Village Commercial, by maintaining consistency of land uses and intensities. In order to approve the project, the City must make the findings required by La Quinta Zoning Code, Chapter 9.240:Specific Plans. B. PURPOSE AND INTENT The purpose of this Specific Plan document is to address the land use issues associated with development of the Santa Rosa Plaza in sufficient detail to ensure that the subject site develops in a manner which is consistent with the General Plan; protects the public health, safety and general welfare; is compatible with zoning on adjacent properties and is suitable and appropriate for the subject property (Zoning code 9.240.010.E). Ultimately the project seeks to provide the residents of La Quinta and the surrounding communities with a diverse, state of the art commercial center which will attract progressive business owners and companies along with a high integrity flagship hotel. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Plan will serve to implement the City of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development standards which are consistent to General Plan goals, objectives and policies. C. DOCUMENT ORGANIZATION The Santa Rosa Plaza Specific Plan is organized into seven sections. Section I provides a regulatory context for the project and an overview of key project elements. Section II, provides a context for project planning and design by briefly describing the project's existing setting in terms of regulatory land use designations and surrounding land uses. Against this background, Section III presents the primary master plan of the Specific Plan. Section IV describes the development standards to which the project must adhere. Section V contains design guidelines with respect to landscaping and architecture to ensure that the project is of a high quality and is well integrated into the community character and Section VI discusses key operational guidelines for the project. Section VII discusses the site analysis of the hotel height. Korve Engineering, Inc. Page 9 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA D. PROJECT LOCATION From a regional perspective, the Santa Rosa Plaza is located in the Coachella Valley within the incorporated City of La Quinta as shown in Figure 1, Regional Location Map. Locally, the project site is bounded by Calle Tampico on the south, Desert Club Drive on the east, Avenida Bermudas on the west, and the Whitewater Channel/ Duna La Quinta Golf Course on the north. The project site is shown in Figure 2, Vicinity Map. The project consists of Assessors Parcels 770-020-001 and 770-020-002 (14.3 acres gross). E. PROJECT OVERVIEW Project Summary The project proposes the development of an atrium hotel and commercial center on a 14.3 acre site. The project will result in the creation of 9 individual lots ranging in size from approximately 0.3 acres to 7.5 acres. Each lot will contain a building pad suitable for the construction of structures. The site will contain the following general range of uses: Hotel, Spa and Conference Facilities Retail Space Office Space Restaurant Space The hotel will be a six story atrium style building containing 145 rooms with approximately 140,000 square feet, including the spa and conference rooms which will contain 5,000 square feet each. To the north of the hotel will be nine two-story buildings which will contain 72 one bedroom (condo) casitas for transient occupancy use totaling approximately 43,000 square feet. To the south of the hotel will be a mix of seven commercial buildings. Both one and two story structures are proposed, encouraging variation of building designs throughout the development. Open space, outdoor furniture and a covered pavilion along the walkways provide pedestrians enjoyment and shopping opportunities both within the hotel and the Santa Rosa Plaza development. This project will have the option to change the commercial parcels 4 through 7 to transient occupancy use. The maximum number of these additional (condo) casitas shall be 72, which will be a total of 144 casitas throughout the entire project. They will be subject to the parking requirement of this specific plan, i.e. 1.1 space/bedroom. One pool and spa will be provided for each 36 units. Any additional (condo) casitas will be under the same guidelines as the remainder of the project site, as specified in this specific plan document, and will be subject to Site Development Permit Review and Approval. In addition to the various buildings, the project will include associated parking, street improvements, landscaping and utility improvements. Kvrve gag neer 2jr, h7c. Page 2 DRAWNG T1TLE 1 Korve FlGURE NO. Regional Location Map n� 1� Engineering N � 9 9 SANTA ROSA PLAZA CITY OF LA QUINTA NOT TO SCALE SPECIFIC PLAN - DINT F .3 � fy_s fi.L � 711 .� * � ■ t�I x1 ^%IF �' f �' { yy •y 4 N y ' n m i } M DRAWING TITLE: IC Korve FIGURE N0. Vicinity Map � lacz 1 Engineering 2 SANTA ROSA PLAZA CITY OF LA QUINTA NOT TO SCALE SPECIFIC PLAN SPECIFIC PLAN SANTA ROSA PLAZA, LA +QUINTA From it's initial inception the goal of the design of the Santa Rosa Plaza, including an Atrium Hotel with Spa and Conference center, has strived to enhance the general make up of the existing and adjacent structures including the Center of the Village itself. Requested Entitlements To facilitate this project, the developer is seeking approval from the City of La Quinta of a Specific Plan, a parcel map, and a Village Use Permit. F. REQUIRED FINDINGS According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four specific findings in order to approve the project. Each finding is listed below followed by a discussion of how each is satisfied by this project. The project's success in meeting the required findings is supported by the facts presented throughout the Specific Plan document. 1. Consistency with the General Plan. The plan or amendment is consistent with the goals, objectives and policies of the General Plan. The project is a unique, pedestrian oriented center in the Village area which will provide a mix of commercial uses that serve both the residents of the surrounding residential areas and visiting tourists. This project will include specialty retail, eating and drinking establishments, galleries and professional offices along with the hotel, spa and conference facilities. • In accordance with the General Plan, a community oriented commercial center is consistent with the Village Commercial land use designation whose stated characteristics include specialty commercial, eating and drinking establishments, galleries, professional offices and neighborhood commercial uses. 2. Public Welfare. Approval of the plan or amendment will not create conditions materially detrimental to the public health, safety and general welfare. The site plan for this project is consistent with City development standards which are established to protect public health & and safety. 3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties. Korve Engineering, Inc. Page 5 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA • The site is separated and buffered from uses on the north by the flood channel and golf course. General plan land use and r, zoning designations and existing land uses to the west and south of the project are commercial and to the east are a I combination of commercial and medium density residential 1 , including both an office building and an elementary school. 4. Property Suitability. the Specific Plan is suitable and appropriate for the subject property. • The project is appropriately located in the downtown village area. 16 The project is located on Calle Tampico frontage and compliments the land use issues identified in the General Plan. • All utilities are readily available to the project site. The site plan complies with City development standards aside from the six -story hotel building. 11. PROJECT SETTING A. EXISTING GENERAL PLAN AND ZONING The 14.3 acre project site is located on the north side of Calle Tampico between Avenida Bermudas and Desert Club Drive in the downtown area and has a General Plan land use designation of Village Commercial (VC). The project is consistent with General Plan Goal 2-5 which states: "The Village with a mix of commercial uses necessary to serve the residents of the surrounding residential areas, tourists visiting specialty boutiques, artists galleries and restaurants, and professional offices serving residents and the municipal government center." In addition to businesses offering merchandise and personal services which meet the daily needs of the surrounding residents, General Plan Policy 2-5.1.1 states: "The VC category shall provide for the development of the Village Area as the center of a year-round commercial, residential, recreational and community government center. The VC category shall allow commercial, specialty eating and drinking establishments, professional offices and neighborhood commercial uses all located in a unique pedestrian oriented atmosphere." Korve Engineering, Inc. Page 6 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA The design of the Santa Rosa Plaza is based on the Village at La Quinta Design Guidelines which have replaced The Village at La Quinta Specific Plan as the City's basis for appropriate development standards and design criteria. This is consistent with General Plan Policy 2-5.1.2 which states: "The City shall utilize the adopted Village Specific Plan as the basis for appropriate development standards and design criteria, including F.A.R.'s, building heights, landscaping, signage, building architecture and streetscape criteria" The Santa Rosa Plaza will provide eating establishments, office area and a variety of retail uses which will all be a welcome addition to the surrounding residential neighborhoods. The Village Area as it exists now has little to offer the existing residential developments which surround it. This is consistent with General Plan Policy 2-5.1.5 which states: "Particular attention shall be given to maintaining compatible land use relationships between commercial and residential uses in the Village. Some areas such as the east side of Desert Club Drive will be more strictly controlled to achieve this purpose." The Santa Rosa Plaza has been designed specifically to promote pedestrian access, as well as access by bicycles and public transportation. A central entrance and walkways will lead to and past all the retail, office and restaurant areas. A central gazebo and sitting area are also planned for the open space area off the entryway. Outdoor furniture will be integrated where aesthetically functional to promote foot travel and encourage support for proposed art exhibits throughout the project. This is consistent with General Plan Policy 2- 5.1.6 which states: "The City shall ensure that all revitalization, redevelopment and new development projects in the Village include appropriate site planning and urban design amenities to encourage travel by walking, bicycling and the use of public transit, particularly for residents from adjacent neighborhoods." Consistent with these General Plan Policies, the existing zoning of the project site is Village Commercial District (VC). Zoning Code 9.65.01 OB presents the design concepts envisioned in the VC zone: "1. Develop the Village area as a year-round commercial, residential and recreational location serving residents and guests of the greater La Quinta community. Korve,Engineering, Inc. Page 7 DRAWING TITLE: 1 Korve FIGURE N0. Land Use Designations ,;; 1 Engineering SANTA ROSA PLAZA3 CI-� OF LA QUINTA NOT TO SCALE SPECIFIC PLAN -� � E C ma Sips hiclud ^~ 4�jkoc Ina, pecific Piaci ftACn 4 B t-7 CA\ r 4 r O� r q� VACAN K RE au `-�, ra F. -, . 1;VACANT VACAN DRAWING TITLE: 1 Korve FlGURE N0. Existing Site Conditions �.a e� 1 Engineering SANTA ROSA PLAZA CITY OF LA QUiNTA NOT TO SCALE SPECIFIC PLAN SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA 2. Promote development standards to accommodate projects and activities which will provide goods, services and housing in a design environment supportive of the concepts set out in the Guidelines: promoting pedestrian accessibility and scale, maintaining connections to La Quinta's artistic and architectural heritage and guiding design to acknowledge and embrace the desert environment." Permitted uses through the approval of a Village Use Permit listed in Chapter 9.65.020B include, but are not limited to: "Commercial guest lodging (including bed and breakfast) and associated uses, such as retail shops, restaurants and conference rooms, professional service offices and retail merchandising of limited goods." (For a complete list of Permitted Uses see The City of La Quinta Zoning Code, Chapter 9.65.020B.) Existing General Plan and Zoning designations for the site and surrounding properties are shown on Figure 3, Existing Land Use Designations. B. EXISTING SITE CHARACTERISTICS The project site is currently vacant land with natural vegetation. The property is generally flat and has a gradual slope down to the north. The property has a few elevated mounds which are as high as five feet. The southern portion has been cleared and is currently being used as parking for an adjacent restaurant (see Figure 4, Existing Site Conditions). The frontage along Calle Tampico has been improved with curb, gutter and a meandering sidewalk. The frontage along Desert Club Drive has also been improved with sidewalk, curb and gutter. The Whitewater Storm Water Channell Duna La Quinta golf course border the northern boundary of the site. C. SURROUNDING LAND USE In order to provide a context for project planning, surrounding land use is shown in Figure 4. Adjacent land north of the project site is currently the Duna La Quinta golf course within the Whitewater River Channel. The land immediately to the west is vacant. It was previously a Date Palm grove and was recently cleared. There is an existing, unimproved 30' right-of-way for road purposes along the westerly boundary of the site. The ultimate right-of-way for any improved portion of this easement, which would be the northerly extension of Avenida Bermudas, is 64 feet. Korve Enaineerin_g, Inc. Page 10 I SPECIFIC PLAN SANTA ROSA PLAZA., LA QUINTA The project site is bordered on the east by Desert Club Drive, a two lane , undivided local roadway with an ultimate right-of-way of 64 feet. Immediately 1 to the east of Desert Club Drive is a professional office center and an I elementary school. The project site is bordered on the south by Calle Tampico, a four lane primary arterial roadway with a 100 foot wide right-of-way and the three commercial buildings including two small markets and a restaurant. The land south of Calle Tampico is vacant. III. PROJECT MASTER PLAN A. SITE PLAN The Conceptual Site Plan is shown in Figure 5 and the Land Use Plan is shown in figure 6. The Specific Plan proposes construction of a Hotel which will include a spa and conference rooms, seven commercial buildings to the south and a cluster of nine two-story , eight unit casitas on the north. The hotel will contain 145 guest rooms for transient occupancy use. The buildings to the north of the hotel will contain 72 one bedroom (condo) casitas. Parking is provided throughout the site in clusters. The Specific Plan approval will include the parking circulation configuration, the building pad locations and perimeter and parking area landscape plans. The project site will ultimately be broken into nine development parcels. To create a basis for establishing parking demand, site and circulation layout, specific uses and building sizes have been utilized. These uses may change or be moved among the development pads on the site at the City's discretion through it's process of the individual site development permit review. However, they are subject to the parking provided and the development standards described in this Specific Plan. The building sizes may vary up to a 10% increase in the commercial parcels only. These are parcels 1,2 and 3. Any building other than the hotel may be a maximum of tow stories and must meet the height requirements of the VC Zone. It should be noted that four of the seven commercial parcels (Parcels 4,5,6 & 7) may have the option to change transient occupancy use subject to the Specific Plan guidelines. The conceptual parcel size, uses and building sizes are summarized in Table 1, Land Use Summary, below: Korve En-oingL inL In_ c Page 11 E m -� ....... PSPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA Table 1 Santa Rosa Plaza Land Use Summary Parcle# Parcel Size Parcel Size Stories Use 1 48,787 s.f. 6,800 s.f. 1 Restaurant/Retail 2 29,621 s.f. 12,600 s.f._ 2 Office/Retail 3 26,136 s.f. 3,600 s.f. 1 Retail 4 41,382 s.f. 4,160 s.f. 1 Office 5 23,958 s.f. 10,500 s.f. 2 Office 6 20,038 s.f. 7 500 s.f. 2 Office/Retail 7 14 810 s.f. 4,000 s.f. 1 Office 8 324,958 s.f. 141 947 s.f.1 4 Hotel/Spa/Conference 9 91,476 s.f. 43,200 s.f. 1 2 Casitas Total 621,166 s.f. 1234,307 s.f. (1) Parcel size rounded to the nearest foot (2) Land use and building size may be modified, subject to conformance with parking and design criteria contained in the specific plan Capitalizing on the central location of the project site, the Santa Rosa Plaza project proposes a major statement in the downtown Village area of La Quinta. The proposal suggests a pedestrian oriented retail/commercial center which will be unique for the downtown area offering conference facilities, office space, retail shopping areas and restaurants. The hotel and casitas will be located at the rear of the property providing a private atmosphere for guests while the commercial/retail uses are within easy pedestrian access from Calle Tampico, Desert Club Drive and Avenida Bermudas. The perimeter will include setbacks and landscaping that will integrate the individual building pads and the street frontages. Four driveway accesses will be provided to the site. The main entry off Called Tampico will provide right -in, right -out access only. This entry offers and opportunity to make a major statement along Calle Tampico. A driveway along Desert Club Drive, located in the middle of the parcel, will provide full access. A second driveway located at the north end of Desert Club Drive will provide emergency access only. The Specific Plan as presented herein recognizes that ebsting commercial uses are within the plan boundry, and will comply with the zoning code - development standards. Page 14 SPECIFIC PLAN SANTA ROSA PLAZA, LA QU I NTA Located along the extension of Avenida Bermudas on the west side of the property, a fourth driveway will also provide full access. The project provides landscaped parking areas containing 610 standard parking spaces and fourteen (14) handicapped spaces. See Section III.0 for additional discussion of landscaping. Meandering sidewalks are located along the street frontage on Calle Tampico and throughout the project. The commercial buildings and the hotel are connected by a series of internal walkways. Along Desert Club Drive there is also a perimeter sidewalk. Outdoor lighting associated with the building and parking areas will be designed to comply with the City's Outdoor Lighting Control Ordinance. The La Quinta Zoning Code for the Village Commercial District provides only General Development Standards for the performance standards commonly associated with typical zoning items such as parking, setbacks and height limits in most cases. This district is considered as a "stand alone", in that the application of the overall zoning code to Village area projects shall be accomplished through design review during the Village Use Permit process, prioritizing the Village at La Quinta Design Guideline concepts and the VC zoning district above the applicable zoning code standards. The site plan for the Santa Rosa Plaza is in compliance with the general development standards and the Village at La Quinta Design Guideline concepts in all areas other than the building height and number of stories of the hotel. Building Height/Number of Stories of the Hotel: The six story, atrium hotel is the intended focal point of the Santa Rosa Plaza. The hotel will create a much needed dramatic presence within the Village at La Quinta and serve as a positive contrast to the existing Village structures in order to become a destination point. The feasibility study for the development substantiates the need for and recommends the 145 room Embassy suites hotel proposed in a six story configuration. The six story design allows for a full service Spa and a Grand Ballroom for added conference and event space. The overall site plan is well balanced for guests and service traffic. In addition, an outdoor pool, chip and putt golf and tennis court create the recreation campus of the hotel grounds. To the north seventy-two (72) one bedroom (condo) casitas have their own outdoor pool and spa areas. A strong revenue building economic factor for the Village of La Quinta will be the six story Embassy Suites. It is essential as a hub for the good of the Village as a whole. As in any development, community or city plan, strategically locating a major anchor within an ailing commercial environment promotes future economic abundance for the other businesses to flourish. Korve Engineering, Inc. Page 15 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA B. PHASING PLAN The project is proposed for construction in four phases. Phase 1 will include all site grading, infrastructure (wet/dry utilities to hotel), the improvement of the parking lot areas surrounding the hotel, the tennis court, driveway improvements on the east, south and west as well as the main entry. All perimeter improvements will be provided in this phase, including street improvements, landscaping and hardscape. The landscaping along the entry and surrounding the hotel and tennis court will also be included in this phase. For all unimproved, graded areas of the site a program of reseeding will be established in Phase 1 using a desert wildflower mix which will provide good color and variety. Phase II will include structural and parking improvements to parcel 1, parcel 2 and parcel 9, as well as infrastructure and landscaping for those areas. Phase III will include structural and parking improvements to parcels 6 and 7, including all infrastructure landscaping. Phase -IV- will include structural, infrastructure, parking improvements and landscaping to the remaining parcels; parcels 3 through 5. Such improvements will occur subject to market conditions. All graded areas remaining after Phase 1 will be left in a stabilized condition. Complete development of the site during Phases II through IV will be subject to City of La Quinta Site Development Permit review. The conceptual development of each pad is summarized in Table 1. See Figure 7, Phasing Plan, for illustration of Phase I through Phase IV. C. LANDSCAPE PLAN The landscape concept for the project is shown in Figure 8 and the proposed plant palette is shown in Table 2. Landscaping associated with the project consists of three basic types: landscaping around the buildings, landscaping within the parking lots, and perimeter landscaping along Calle Tampico, Desert Club Drive and Avenida Bermudas. Calle Tampico, Desert Club Drive, Avenida Bermudas, the parking lot surrounding the hotel and tennis court and the main entry will require landscaping during the first phase of project development, see Figure 7, Phasing Plan. Landscaping plans for building pads will be submitted for review as development occurs in each parcel/pad area. Conceptual landscape plan approval of streetscapes along Calle Tampico, Desert Club Drive and Avenida Bermudas is being pursued with this Specific Plan. Korve ,Engineering, Inc. Page 16 11 ROSA PLAZA I CITY OF LO r r SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA The landscape treatments are designed to reflect and enhance the character of the proposed buildings and the community of La Quinta. The streetscaping along Calle Tampico, Desert Club Drive and Avenida Bermudas will maintain a plant palette and design concept which will conform to The Village at La Quinta Design Guidelines. Table 2 - Proposed Plant Palette Scientific Name Common Name Size Trees Ficus nitida Indian Laurel Fig 24" box Bauhinia variegata 'purpurea' Purple Orchid Tree 24" box Eucalyptus camaldulensis Red Gum Eucalyptus 24" box Arecastrum romanzoffianum Queen Palm 24" box Cercidum praecox Palo Brea 24" box Dalbergia sissoo Sissoo 24" box Jacaranda mimoslfolla Jacaranda 24" box Nerium Oleander 'Sister Agnes' Standard Oleander 24" box Pyrus kawakamii Evergreen Pear 24" box Phoenix dactyifera Date Palm 24" box Prosopis chilensis Chilean Mesquite 24" box Washingtonia robusta Mexican Fan Palm 24" box Pinus eldarica Monde[ Pine 24" box Ulmus parvifolia Evergreen Elm 24" box Cacti/ Small Palms Ferocactus wislizenii Fishhook Barrel Cactus 5 gallon Opuntia microdasys Prickly Pear 5 gallon Chamaerops humilis Med Fan Palm 15 gallon Cycas revoluta Sago Palm 15 gallon Phoenix roebelenii Pigmy Date Palm 15 gallon Korve ,EricgineeLiM Inc. Page 19 SPECIFIC FLAN SANTA ROSA PLAZA, LA QUINTA Shrubs Bougainvillea 'San Diego' San Diego Red Bougainvillea 5 gallon Calliandra californica Baja Red Fairy Duster 5 gallon Bougainvillea 'San Diego Red' Bush San Diego Red Bougainvillea 5 gallon Carissa grandiflora Green Carpet Natal Plum Lily of the Nile 5 gallon Agapanthus 'Peter Pan' 5 gallon Dodonaea viscoea Hopseed Bush 5 gallon Rosmarinus officinallis 'Prostratus' Dwarf Rosemary 5 gallon Nandina domestica Heavenly Bamboo 5 gallon Nerium o. 'Pitite Pink' Petite Pink Oleander 5 gallon Leucophyllum candidum Silver Cloud Texas Ranger 5 gallon Leucophyllum frutescens Green Cloud Texas Ranger 5 gallon Leucophyllum langmaniae Rio Bravo Texas Ranger 5 gallon Xylosma congestum 'compacta' Xylosma 5 gallon Pittosporum tobira Dwarf Pittosporum 5 gallon Rhaphiolepis indica India Hawthorn 5 gallon Muhlenbergia capillaris 'Regal Mist' Regal Mist Deer Grass 5 gallon Groundcovers Convolvutus cneorum Bush Morning Glory 1 gallon @ 24" o.c. Lantana m. 'New Gold' New Gold Lantana 1 gallon @ 24" o.c. Ruellia brittoniana 'Katie' Katie Ruellia 1 gallon @ 24" o.c. Trachelospermum jasminoides Star Jasmine 1 gallon @ 24" o.c. Korve Engineering, Inc. Page 20 I SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA r f Accents Hesperaloe parviflora Red Yucca 5 gallon Caesalpinia pulcherrima Red Bird of Paradise 5 gallon Dasylirion wheeled Desert Spoon 5 gallon Landscape Materials Annuals 4" pots at 12"o.c. Decomposed Granite Desert Gold '/Z" size / 2" deep Concrete Header 4" x 6", Curbstyle Midiron Bermuda Sod Surface Select Granite Boulders 20 tons of varying size boulders Note: Decomposed granite to occur in all areas except turf, river rock, and hardscape unless noted on plans. The design of this new complex will enhance and tie into the community by utilizing the City's Design Guidelines. The project will incorporate similar plant material and other elements found in the surrounding areas. The net effect will be a new development that will be one that will blend and enhance the community. The streetscape will be a lush, colorful landscape, utilizing a variety of material. It will be designed in a manner to encourage foot traffic from the main Village market center through the walkways of the project. It will include material from drought tolerant plants to a lush resort tropical effect. The typical streetscape will include trees spaced to an equivalent of one tree every 25' of frontage. The type of trees proposed will be Chilean Mesquite, Palo Brea, Mexican Fan Palm, Date Palm, Ficus Nitida, Evergreen Elm, and Jacaranda. The type of shrubs and groundcovers proposed will be a combination of Bougainvillea, Natal Plum, Dwarf Texas Sage, Lantana, Red Yucca, Red Bird of Paradise, and several other varieties. • The entry points will be accented by variety of material of different heights and textures. This will create a welcoming effect for both pedestrian and vehicle. The type of trees proposed will be Mexican Fan Palm, Date Palm, Ficus Nitida, Evergreen Elm, and Jacaranda. The type of shrubs and groundcovers proposed will be a combination of annuals Bougainvillea, Natal Plum, Dwarf Texas Sage, Lantana, Red Yucca, and several other varieties. Korve ,Engineering, Inc. Page 21 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA • The parking areas will be screened, broken up, and enhanced by plantings. The type of material will provide shade and a cooling effect, along with softening the feel of the parking areas. The type of trees proposed will be Chilean Mesquite, Palo Brea, Ficus Nitida, Evergreen Elm, and Jacaranda. The type of shrubs proposed will be a combination of Petite Oleander, Bougainvillea, Natal Plum, Dwarf Texas Sage, Lantana, Red Yucca, and several other varieties. • The landscaping around the buildings will be there to enhance them. Outdoor furniture will be integrated where aesthetically functional to promote foot travel and encourage support for proposed art exhibits throughout the project. Within planting beds along walkways and intermittent in various open space landscaped areas surrounding the commercial and retail buildings low rock pedestals will highlight the Santa Rosa Plaza Art displays. Figure 9 represents outdoor furniture to be used. It will also be used to draw attention to where the entry points can be found. There will be colorful shrubs and groundcovers, along with accent plants being used throughout the site. The type of trees proposed will be Chilean Mesquite, Date Palm, Ficus Nitida, Evergreen Pear, Purple Orchid Tree, Standard Oleander, and Jacaranda. The type of shrubs and groundcover proposed will be a combination of Annuals, Bougainvillea, Natal Plum, Dwarf Texas Sage, Lantana, Red Yucca, Red Bird of Paradise, and several other varieties. The final design will be one which will incorporate a variety of color, texture, and heights in the landscape design. See Section V.B. for a discussion of landscape design guidelines applicable to the project. D. CIRCULATION PLAN The project circulation plan is shown on Figure 10. It is typical of a hotel and commercial center with an internal system of access aisles to serve the parking areas and multiple building pads. Vehicular External access is taken from four locations. One location on Calle Tampico is limited to right -in right -out turning movement. A second entry, which provides unlimited access, is located at the center of the site on Desert Club Drive. A third entry which will be for emergency access only will be located at the north end of Desert Club Drive adjacent to the Casitas area. A fourth entry will be located off of the extension of Avenida Bermudas. This will provide unlimited access. Korve Engineering, lnc. Page 22 7 r Example of out door furniture in Santa Rosa Plaza. Figure No. 9 AVENIDA BERMUDAS DRAWING TITLE: 1 FIGURE N0. Circulation Plan 1* 1� Korve Engineering SANTA ROSA PLAZA, CITY OF LA QU[NTA NOT TO SCALE I Oi SPECIFIC PLAN KEY O1 Unrestricted Access 0 Signalized Intersection ORestricted Access — Right Turn In—Right Out Emergency Access Only a Site Entry Trash Enclosures Major Circulation Pattern Secondary Circulation Pattern Pedestrian Pattern AVENIDA BERMUDAS DRAWING TITLE: 1 FIGURE N0. Circulation Plan 1* 1� Korve Engineering SANTA ROSA PLAZA, CITY OF LA QU[NTA NOT TO SCALE I Oi SPECIFIC PLAN SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA The main internal circulation corridor is established from the entry off of Calle Tampico leading in to the center of the project and out on to Desert Club Drive. This entry provides direct access to the main entrance of the hotel. Secondary circulation will lead from the entry on Bermudas east to the main entry and around the hotel and out to Desert Club Drive. Parking isles and intemal access drives serving the balance of the site intersect these corridors. To ensure minimal congestion, the main entry to the site provides substantial "stacking" for vehicles leaving the site, and extensive distance before vehicles entering the site meet intersecting parking isles or drives. Trash enclosures and access by sanitation trucks are also shown on Figure 10. Delivery trucks and maintenance vehicles can reach the hotel by using the first entry on Desert Club Drive. These vehicles will not need to use the main entrance and will enter the site without passing the school. This will eliminate any unnecessary traffic, congestion or hazard to students. Pedestrian Pedestrian circulation has been designed to encourage foot travel to and from the Santa Rosa Plaza and the Village Area. As shown in Figure 10, a pedestrian system interconnects all the buildings within the site and pedestrian activity will be further promoted by the placement of outdoor furniture in appropriate places. Sidewalks are also provided along the Calle Tampico, Desert Club Drive and Avenida Bermudas frontages. E. GRADING PLAN Grading Concept The Conceptual Grading Plan is shown in Figure 11. This figure illustrates existing site contours, sheet grades and pad grades. The property proposed for development will be graded to create seven commercial building pads, one hotel pad, pads for nine casitas, parking areas, retention basins and streetscape. The site will be graded in relatively flat design with the building pads at 42.5' except for the two buildings along Calle Tampico which will be at 41.0'. The site will consist of high points and low points that drain to retention basins throughout the site .Some areas will be collected in catch basins and transported to the main retention basin at the northwest corner of the project via underground conduit. The overflow in the event of a major disaster will be via a storm drain overflow pipe from the primary retention basin at the northwest corner of the property to the Calle Tampico storm drain. Korve Engineering, inc. Page 25 SITE DATA: 517E AREA.. 634)00 Sf. SJILDINS: RATIO: PARKINS REOD BUILDING: FOOTPRINT AREA: 50, FT. AICA: PARKING RCOD MOTE- (140926 Sf) (141 ROOMS) I AM 161 CLDG R 6)W0 5 F. 6600 S.F. 34 SPA (4320 50 IM SF 58 FADS e2 12b00 Sr 12)b00 SP, 56 CONFERENCE (5532 ell 1/ 75 5F 14 BLIPS e3 3AOO Sf, 3(00 SF. ID _CASITAS ID EVILDING 044 RNJ 11 )RM 158 TOTALS: 43,160 SF 44,160 5P, IOD SPACES TOTAL; 452 SPADES PAMU119- HOTEUSPNCONFRENCE FOOTPRINT = 50]24 of TOTAL PARKINS REWFW: 452. IOD s 560 SPACES CASITIAS FOOTPRINT 1732 sl a 4= 245A 51 tool TOTAL PARKINS PROVIDED: SM SPACES TOTAL FOOTPRINTS AREAS = 144)11s1 a 43,160e1 - IIb)32s1 TOTAL f SITE COVERA6E - IBb$ C0VERA6E AVE. BIMMUDAS ._..._...—_—_—.—_—_—--- ._—.-..—.._..._.—__'�_-.-�.-.�._�.�_._ —.— .—. .— �.. —___ _- —.�_ _.,_--____._..-__--_—_---------_--.,--..—_--_--.----.----_—.—_. n't IAN ITRY 2:77 El GONG�TUAL aTtc PIAN ------------------- ---------...... ---------------------------------�----------.—.— DeSERT CLUB DRIVE CONCEPTUAL SITE PLAN SPECIFIC PLAN SANTA ROSA PLAZA, LA +QUINTA The earthwork is fairly evenly distributed throughout the site with the dirt from the retention basins being used to build the various building pads. The earthwork is expected to be balanced within the project site. Erosion Control Since the Coachella Valley experiences periods of moderate to high wind conditions, wind blown dust and sand is a concern during local grading operations. The South Coast Air Quality Management District (SCAQMD) in conjunction with the Environmental Protection Agency has instituted a plan in the Coachella Valley to curb excess PM 10 (small particle dust). The provisions of the National Pollutant Discharge Elimination System (NPDES) will apply to construction projects over five acres in size. Grading operations will include provisions to reduce water and wind erosion control both during and after grading operations. F. DRAINAGE PLAN The drainage plan for the site is shown in Figure 12. The drainage plans proposes to direct surface run off via parking lots to a series of retention basins which will be interconnected to carry overflow from the smaller basins to the large basin at the northwest corner of the project. The volume of the retention is calculated without any percolation to retain the 100 year 24 hour storm. The site design will drain away from Calle Tampico. An overflow storm drain pipe from the large retention basin to the Calle Tampico storm drain will be installed along the west side of the project to prevent flooding of the site. The exact sizing and design of these improvements will be determined during final engineering design and would be reviewed by the City via standard plan check protocol to ensure that the drainage is adequately addressed. G. SEWER PLAN Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an existing 21" sewer line located on the south side of the street centerline in Calle Tampico. The project site will be connected to the line at two locations, one at an existing 8" line in Desert Club Drive that will be extended to serve the Hotel and casitas. The other connection will be at an existing 8" stub at Avenida Bermudas. The two buildings along Calle Tampico will be served by existing laterals. See Figure 13, Utility Plan. Kvrve Engineering, Inc. Page 27 Conceptual Drainage Plan SANTA ROSA PLAZA f SPECIFIC PLAN CITY OF I Ar—W v n11 — SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA H. WATER PLAN Water service is also provided to the site by CVWD and is available at the property from a 30" waterline located south of the street centerline in Calle Tampico. Connection to this line will be via an existing 18" line in Desert Club Drive and an existing 18" line at Avenida Bermudas. New onsite waterlines will consist of a 12" domestic waterline looped through the site and 8" domestic water lines looped within the site, 6" fire hydrants and 1%" to 2" services as needed. Initial water improvements will involve the creation of a looped water line through the site and around the hotel pad, the connection of landscape irrigation lines (for streetscape along Calle Tampico and the entry way), and the provision of stubouts with blow off valves in anticipation of the future extensions. When the future areas are constructed the blow off valves will be removed and the water line extended to complete the internal looped system. See Figure 13, Utility Plan. OTHER UTILITY PLANS Natural Gas Natural gas service is provided to the site by The Gas Company. Electric Electric service is provided to the site by the Imperial Irrigation District and is available to the property on Calle Tampico. Telephone Telephone service is provided to the site by Verizon and is available to the property on Calle Tampico. Verizon also has facilities available for high speed Internet connection (ISDN or high capacity circuits). Cable Television Cable Television service is provided to the site by Time Warner Cable and is available to the property from Calle Tampico. Installation of cable televison would be coordinated with the extension of electrical service so that a single trench containing both facilities would be constructed. Korve EngineeriM Inc. Page 29 KEY ---------- Existing 12" Water Line ---- Existing 8" Sewer Line 4 0 0 09 0momma■ Proposed 12" Water Line ....mmmaam Proposed 8" Sewer Line 40#- Fire Hydrant AVENIDA BERMUDAS 4 QFFiCE 3 RST .� � wwsr rrE r � 1 ft usrsre A''' IC ' I� , , Ek J �I}f { I ! 1 I r .�■ I :�. `�= � 11 I !V CAMTAI ti .,� .Ir ! rrr,re 4,. +Pam --.---r-rrr--�-------a-r� 3 1� t�±mynimmim 's 111 E I ! pip�[3r./ y1*l I i I Eb v F--- alr Msons OFFICE $am -man OWL _ II i • _ _ ,e' F ST- NATER t DRAWING i1TLE: Conceptual Utility Plan SANTA ROSA PLAZA CITY OF LA QU I NTA SPECIFIC PLAN FIGURE NO. inee >: ��FS g i Korve 1� En rin P. g E NOT TO SCALE SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA IV. DEVELOPMENT REGULATIONS The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the public health, safety and welfare and to create a harmonious relationship with the surrounding land. In general, this Specific Plan is consistent with the VC Zone of the City of La Quinta Zoning Code unless a different standard is identified below. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern. The Planning Director shall have the authority to approve minor adjustments during Development Permit Review, so long as he determines such adjustments are consistent to the Specific Plan Land Use Plan. A. PRINCIPAL USES PERMITTED This Specific Plan shall allow all uses identified as Permitted and Permitted with the approval of a Village Use permit as identified in and subject to the provisions of the Village Commercial (VC) Zoning District described in Section 9.65.010 of the La Quinta Zoning Code. B. PROPERTY DEVELOPMENT STANDARDS Maximum structure height: Maximum number of stories: Building Setbacks' from Calle Tampico — from Desert Club Drive — from Avenida Bermudas 35 feet as specified in VC Zoning code for all buildings other than the Hotel which is 79 feet. 2 stories for all buildings other than the Hotel which is 6 stories. 20 feet 10 feet 10 feet ' Number given is minimum building setback from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways and similar facilities. Korve Engineering, Inc. Page 31 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA • Landscape Setbacks2 from Calle Tampico 20 feet from Desert Club Drive 10 feet from Avenida Bermudas 10 feet • Interior Landscape3 5% of project area (14.3ac. total area) • Required Parking Hotel — 1.1 space per room Spa/Conference Facilities — 1 space per 75 s.f. Restaurant — 1 space per 200 s.f. Retail —1 space per 200 s.f. Office —1 space per 250 s.f. DEVELOPMENT STANDARDS CASITAS ON 4,5,6 & 7 • Maximum Density: 34 rooms per acre • Parking Spaces Required: 1.1 per room • Landscape Area Minimum: 50% • Amenities: 1 pool per 36 rooms or fraction thereof VI. DESIGN GUIDELINES The Design Guidelines for the Specific Plan have been developed as a method of achieving a high quality, cohesive design character for the development of the Santa Rosa Plaza project in La Quinta. They provide specific design criteria for the development of the project, as well as encouraging creativity, imagination and a high level of harmony and consistency within the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project's overall value. These guidelines will govern the design quality of the project for application in the following ways: To provide the City of La Quinta with the necessary assurance that the Specific Plan area will develop in accordance with the quality and character proposed; • To provide guidance to the developers , builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; • To provide guidance to the City staff, the Planning Commission and the City Council in the review of construction plans for the Specific Plan area. 2 Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way. 3Perimeter landscape setbacks shall not be credited toward the interior landscape requirement. Korve Enkineerine, Inc. Page 32 7 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA A. ARCHITECTURAL GUIDELINES These guidelines shall apply to all properties in the Santa Rosa Plaza, and are in addition to the requirements of the City of La Quinta Zoning regulations. All standards set forth herein will be subject to criteria established in the Declaration of Covenants, Conditions and Restrictions. The initial phase of the project will be the construction of the Hotel, parking for the hotel and the drive access. The building pads and construction of the commercial buildings will follow after Hotel construction. The casitas, which will ultimately be a part of the hotel, will also follow the initial construction. The design guidelines contained herein are intended to ensure that the design of structures on each pad will be responsive and complimentary to its neighbors. Building Design The buildings shall utilize a Mediterranean, old world European or Spanish Mission style. Features such as two-piece curved clay tile roofs, stucco soffits, heavy thickened arches, wrought iron rails, smooth and heavy stucco finish will be used. A combination of hip roofs will be encouraged. Low walls with stucco caps, fountains, trellis's with vine plants and heavy wood timbers accentuate the hardscape design. See building elevations in Figures 14 and 15. Roof Treatments A mixture of hip roofs and gable roofs shall also be mixed into the overall design. Mansard roofs if designed with enough run will be allowed. Varied roof tile colors are encouraged. Parapet walls must contain some trim, ornate detailing or other treatment to avoid a blank wall. Varied ridge lines are also encouraged. All designs must incorporate some tile roof. Flat roofs are not encouraged without the additions of the parapets or other structural details. Windows All windows and doors shall be recessed in the wall a minimum of 6". Korve Engrne20m Inc. Page 33 f ' SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA Architectural Features and Details Building entrances will be designed to emphasize the entry. Wrought iron and recessed openings are encouraged. Shadow relief in the form of ornate trim, moldings and openings is also encouraged. All mechanical equipment shall be screened from public view. Walls & Fences Walls are encouraged to accent a building. Low walls must contain enough mass to provide a heavy look. Materials must compliment the building. A maximum wall height of 6' will be allowed. Lighting Exterior lighting must enhance the building and surrounding landscape. Light fixtures must be compatible with the fixtures chosen for this development. Parking lot lights must be a maximum of 20' and avoid light spill to the adjacent properties. Lighting shall be maintained at a low level and limited primarily to landscaped areas, consistent with the Outdoor Light Control Ordinance. Signage Signage must be designed with appropriate scale and proportion and must relate visually to the building and surroundings. Sign colors, materials and lighting must be restrained and harmonious with the building and site to which it principally relates. The number of graphic elements on a sign must be limited to the necessary minimum and must be composed in proportion to the area of the sign face. The ultimate design for signage will not to be identical but through the design guidelines will encourage a diverse village atmosphere while keeping within the lighting requirements. Each sign must be compatible with signs on adjoining premises and should not compete for attention. In the hotel a central directory will be provided at the main lobby. Tenant signs may be used if exterior doorways to individual suites are added in the future. Tenant signs shall be unintrusive, consistent with the building vernacular and placed beneath the first floor arcade. Entry and directional signs shall be monument type with indirect lighting. Directional signs shall be in appropriate proportion to entry sign design. This signage program is conceptual only. A detailed signage program must be submitted and approved before issuance of the first building permit. Korve Engineering, Inc. Page 34 �. i SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA Car Ports Carports must be designed to be architecturally compatible with the proposed building elevations. Acceptable construction materials are steel, concrete, heavy timber and plaster. Pre-engineered, lightweight steel structures must be avoided unless appropriate detailing is added. Thirty percent of all parking for the office space shall be shaded with either a trellis or carport structure. Materials & Colors A. Hotel: Acceptable construction materials are steel, wood, brass, stucco, concrete, plaster, ceramic tile, aluminum and glass. PAINT COLORS Manufacturer: Dunn Edwards or equal 1. Hemp Cream Dunn Edwards 1005 (color is a cream/light brown) 2. Mackay Cedar Frazee 8356 (color is generally rust brown) 3. Falling Leaf Frazee 8284 (color is generally light adobe brown) 4. Snow Ballet Frazee 8690 (color is off-white) 5. Rain Tree Frazee AC102 (color is Forest Green/Hunter Green) Wrought Iron: Accents - Frazee AC102 (color is Forest Green/Hunter Green) MATERIALS (to be similar or equal) ROOF TILE Manufacturer: US tile Color: Newport Blend WOOD TRELLIS & RAFTERS Wood: Douglas Fir or Cedar Stain: Sherwin Williams Color: Mahogany EIFS Finish: Skip Trowel Color: To match Paint Colors MDG: Synergy Korve Engineerin-g. Inc. Page 35 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA WINDOWS Material: Aluminum Color: Dark Bronze Glazing: Clear or Light to Medium Bronze Tint, no reflective glass AWNINGS With approval B. Commercial Buildings and Casitas The facade plays an integral role in the building appearance and should use a continuous palette of similar materials and colors. Restraint should be exercised in the number of materials and colors selected for a given structure. Acceptable construction materials are steel, wood, brass, stucco, concrete, plaster, ceramic tile, aluminum and glass. Colors, stains and materials that establish the working palette that is intended to serve as a basis for architectural cohesiveness throughout the project structures are as follows: Colors that are off-white, light adobe, hews of coral, olive, sage, chocolate browns or muted earth tones are encouraged. (Final color palettes shall be approved through the Santa Rosa Plaza design review process.) MATERIALS (to be similar or equal) ROOF TILE Manufacturer: US tile Color: Newport Blend WOOD TRELLIS & RAFTERS Wood: Douglas Fir or Cedar Stain: Sherwin Williams Color: Mahogany EIFS Finish: Skip Trowel Color: To match Paint Colors MDG: Synergy Korve gMineerina, Inc. Page 36 7 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA WINDOWS Material: Aluminum Color: Dark Bronze Glazing: Clear or Light to Medium Bronze Tint, no reflective glass AWNINGS With approval WROUGHT IRON Color: Frazee 10 LANDSCAPE GUIDELINES General Guidelines Ground covers shall be used to enhance the appearance of the project and protect the soil from erosion. Acceptable ground cover includes: gravels, rock or plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited. Water efficient landscape materialp including native plants with drip irrigation shall be used wherever possible as a means of conserving scarce water resources and minimizing maintenance costs. • Landscaping will be used to enhance, accentuate and screen. A variety of material will be used to create this effect. The plant palette will be as spelled out in the plan legend enclosed. • Low water using plant material, including some native palms, need to be used throughout the project. • Groundcovers will be used to enhance the appearance of the project. To accentuate the entries to the site and buildings. It will also be used to protect and control erosion. Acceptable groundcovers includes living plant materials, crushed gravels and rock. Tree bark and shredded wood projects will not be permitted. • Landscaping will be used to screen objectionable views and items (i.e., utility equipment, service areas and trash enclosures). The material used will be one to not draw attention to these areas. • A water efficient irrigation system will be utilized for the plantings. Drip irrigation for all shrub and groundcovers beds. Low angle and low precipitation rate spray heads for turf areas. This is to conserve water wherever possible. Korve Fn ineerirr Inc. Page 37 WEST ELEVATION SOUTH ELEVATION Figure No. 14 EAST ELEVATION NCORTI-I E L E, VKr1A r0N Figure No. 15 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA Streetscapes Streetscapes will incorporate informal masses of trees, shrubs, groundcovers, and turf. • Streetscape will utilize the type of plant palette and design concept of surrounding finished projects. • The streetscapes will conform to the specific City Guidelines. Project Entries • The project entry will utilize a variety of accents, both on a lower scale and a vertical scale. The lower scale must be a combination of color, size and texture of shrubs and groundcovers. The vertical will be to utilize a variety of palm tree and accent trees. The plant material will be selected from the project plant material legend. • The proper selection of material from the plant legend to keep the plantings at all corners below 30" to avoid visual interference within the visibility triangle. This will allow for a clear vision of approaching cars and pedestrians. In addition, streets and internal road ways will be delineated with brick paver designs at project entry, cross walks and circle drives. Parking Lots • The design for the parking areas will be to soften them. Provisions for canopy trees to provide shade for the vehicles and pedestrians. • parking will be screened with medium size shrubs. This will allow for screening of the cars but not the people. • the design will take into account the location of all parking lot lighting and any conflicts. • No turf will be allowed in areas less than 10' in width. • Thirty percent of the office building parking shall include covered structures to promote automobile protection. Buildings • The perimeter landscaping will be to enhance the building's architectural elements. The overall effect will be to utilize colorful material to offset the building. Korve En ineerin , Inc. Page 40 kW 3&CHITEC7S. RC SANTA ROSA PLAZA -ENTRY Figure No. 16 p,,kSAINTA ROSA PLAZA-RETAIL CHII`EC75, AC Figure No. 17 pk SANTA ROSA PLAZA CASITAS CHITECTS, PC Figure No. 18 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA • The building entries will by accented by a variety of trees, shrubs and groundcovers to help denote these areas. This will enhance the visual interest of these entries. C. SIGN PROGRAM All signs shall adhere to appropriate City standards for signage and shall be done by separate permit. GENERAL CRITERIA 1. All signs and their installation must comply with all local building and electrical codes. 2. No animated, flashing, or audible signs will be permitted. 3. No exposed lamps shall be permitted. 4. All tenants must have sign installed prior to opening for business and must have store address affixed to both front and back of the store, located at the front door on transom area, at rear door above 6 feet. 5. All signs must be approved by the Landlord and the City of La Quinta. 6. Upon removal of any sign by tenant, any damage to the sign bank face will be repaired by tenant or by Landlord at tenant cost. 7. Acceptable signage on doors and windows is as follows: a. Signage to be attached directly on the storefront glass or to be hung in the window openings. This applied to signs that may indicate the name of the store or business, professional designation, symbol and/or logo. b. No illuminated signs are permitted without the express written approval of the Landlord, and the City of La Quinta Community Development Department. C. Numbers identifying the address of the premises. d. A sign listing the store business hours. e. A sign or signs displaying the credit card(s) accepted by the merchant. f. All signs must be prepared in a professional manner. g. Signs may not be hand lettered or scripted presenting an unprofessional appearance. h. No signs or posters may be placed outside the demised or leased line of the premises. Korve Engineering, Inc. Page 44 SPECIFIC PLAN SANTA ROSA PLAZA, LA +QUINTA Advertising banners attached to the outside fascia of the store area are not permitted without express written permission by the Landlord and City. 8. All signing shall be of materials compatible with exterior building colors, materials, finishes, and of a high quality of fabrication. 9. Except as noted in this signage program, no signing is permitted which does not directly relate to the primary service or function of the tenant's activity. Sign copy will be restricted to that Specified in the individual sign section. 10. All signs shall be kept in a "like new" condition. On notice by the Landlord, a tenant will be required to refurbish any signing which does not qualify as being an acceptable standard. 11. All signs and installation of signs will conform to the appropriate building and electrical codes and bear the U.L. Label. 12. Electrical service to tenant signs shall be the responsibility of each tenant. 13. Exceptions to these criteria must receive written approval. SPECIFICATIONS FOR TENANT SIGNS Individual illuminated signs shall be approved by the Landlord and the City of La Quinta AWNING SIGNS In some instances an awning will be used as signage. Copy will be centered on the front occupying only 75% of lineal width. MONUMENT SIGNS One (1) main and two (2) secondary conceptual monument signs are proposed for Santa Rosa Plaza. See Figure 19 for main monument sign on hotel. Final design shall be done by separate permit and City review and acceptance. Korve En-gineering, Inc. - Page 45 PRIMARY IDENTIFICATION 4'-10" 00 LI O FLOORESCENT ILLUMINATED SQUARE FOOTAGE = 27.5' LOGO COLOR = MAROON DRAWING TITLE: ' Ko Korve FlGURE NO. Primary Identification It ineerin g g SANTA ROSA PLAZA SPECIFIC PLAN CITY OF LA QUINTA NOT TO SCALE ■ 9 I' SPECIFIC PLAN SANTA ROSA PLAZA., LA QUINTA VI. OPERATIONAL GUIDELINES A. TRANSPORTATION DEMAND MANAGEMENT According to the guidelines contained in the City's Transportation Demand Ordinance (Section 9.180.030), this project is required to make provisions for transportation demand management. In response to this requirement, the project shall incorporate the following measures: the project shall make provisions for bicycle racks in accordance with City Zoning Code Section 9.150.050.D.3.c. The project shall identify a Transportation Demand Coordinator to promote participation in TDM programs among employees. • The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible work schedules, and other TDM programs as feasible and appropriate. B. MAINTENANCE Maintenance of buildings and grounds shall be the responsibility of the building management association. On site facilities and landscaping shall be maintained in a clean, attractive and safe condition in accordance with City regulations. VII. SITE ANALYSIS The site analysis of the hotel height was reviewed as if a person was standing on the patio of the La Duna home north of the evacuation channel, as well as if a person was standing on the sidewalk on the south side of Calle Tampico. The person standing on the patio on the north side of the evacuation channel is approximately 600' from the hotel, and would be able to view the top three floors of the hotel over the casitas that are proposed on the north side of the hotel site. The hotel would block only a small portion of the mountain vista (approximately 12°). This represents less than the one third of parcel width. The view of the hotel from Calle Tampico will be blocked by the single story restaurant along the street frontage except for the entrance corridor. The hotel is set back 600' from the street. See Figures 20 and 21 which show the site from the houses on the north side of the evacuation channel, and from the south side of Calle Tampico. Korve Engineering, Inc. Page 47 CALLS TAMPICO Site Distance Plan at Calle Tampico SANTA ROSA PLAZA SPECIFIC PLAN CITY OF LA QUINTA 1 Korve *ARCM 1 Engineering NOT TO SCALE FIGURE NO. 20 1E 1 Korve *ARCM 1 Engineering NOT TO SCALE FIGURE NO. 20 DRAWING TITLE: Site Distance Plan at Tract 18767 SANTA ROSA PLAZA I CITY OF LA QUINTA SPECIFIC PLAN TRACT 18767 KOrve FIGURE N0. AR i1rc I Ts 1 Engineering i 21 1 NOT TO SCALE LM SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA ♦ The effects of light pollution should be minimized within the City. ► All structures will be built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. H. AIR QUALITY ELEMENT ♦ The stationary and mobile source of air quality impacts associated with new development should be addressed. ► The Santa Rosa Plaza master plan is consistent with the requirements of local transit districts. The use of public transit shall be encouraged. ► The Applicant shall encourage and support the use of van/bus service between the project site, local airports (e.g. Palm Springs, Thermal) and other regional land uses. Korve Engineering, Inc. Page 56 RESOLUTION NO. 2001-08 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2000-406 PREPARED FOR SPECIFIC PLAN 2000-050, VILLAGE USE PERMIT 2000-005 AND TENTATIVE PARCEL MAP 29909 ENVIRONMENTAL ASSESSMENT 2000-406 APPLICANT: SANTA ROSA PLAZA, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February, 2001, hold a duly noticed Public Hearing to consider Environmental Assessment 2000-406 prepared for Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909, located on the north side of Calle Tampico, between Avenida Bermudas and Desert Club Drive; and, 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 to consider Environmental Assessment 2000-406 prepared for Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909, located on the north side of Calle Tampico, between Avenida Bermudas and Desert Club Drive, more particularly described as follows: ASSESSOR'S PARCEL NUMBERS: 770-020-001 & 770-020-002 WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 2000-406) and has determined that although the proposed Specific Plan could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the Conditions of Approval for Specific Plan 2000-050, and a Mitigated Negative Declaration of Environmental Impact should be filed, and, WHEREAS, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: Resolution No. 2001-08 Environmental Assessment 2000-406 Santa Rosa Plaza February 6, 2001 Page 2 1. The proposed Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909 will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigable impacts were identified by Environmental Assessment 2000-406. 2. The proposed Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909 will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909 do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The proposed Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909 will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. 5. The proposed Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909 will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the Specific Plan, as proposed, does not affect the current land use as it would be assessed at time of development, whether or not the project was implemented. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: Resolution No. 2001-08 Environmental Assessment 2000-406 Santa Rosa Plaza February 6, 2001 Page 3 1 . That the above recitations are true and correct and constitute the findings of the City Council for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 2000-406• for the reasons set forth in the Resolution and as stated in the Environmental Assessment Checklist and Addendum on file in the Community Development Department, with the deletion of Planning Commission recommended Condition #15.A. of the Specific Plan. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 6th day of February, 2001, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Pena NOES: Council Member Adolph ABSENT: None ABSTAIN: None JOH J. PENA, yor City of La Quinta, California ATTEST: JU REEK, CMC, City Clerk City of La Quinta, California (City Seal) Resolution No. 2001-08 Environmental Assessment 2000-406 Santa Rosa Plaza February 6, 2001 Page 4 APPROVED AS TO FORM: M. KATHERINE JENSON, i Att rney City of La Quinta, California Environmental Checklist Form 1 . Project Title: Specific Plan 2000-050, Village Use Permit 2000-005, Parcel Map 29909 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Christine di lorio, 7-60-777-7125 4. Project Location: North side of Calle Tampico, between Desert Club and Avenida Bermudas. 5. Project Sponsor's Name and Address: Santa Rosa Plaza, LLC P. O. Box 1503 Palm Desert, CA 92261 6. General Plan Designation: Village Commercial 7. Zoning: Village Commercial 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan to establish development standards for 217 hotel rooms, and 49,160 square feet of retail and office commercial space. The hotel includes conference and spa facilities, as well as 72 "casitas," which are on an adjacent parcel but not an integrated portion of the hotel. The Village Use Permit is for review of the hotel portion of the project only. The Parcel Map will create a total of 11 lots, for each of the buildings within the project. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. North: La Quinta Evacuation Channel South: Three retail commercial lots are developed at the southwestern corner, including convenience store and restaurant. Calle Tampico, Village Commercial land, currently vacant also occur to the south. East: Desert Club, Village Commercial land currently vacant, and Medium Density Residential land built out for a school. West: Avenida Bermudas, Village Commercial and Medium High Residential lands, currently vacant. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District S:\City Clerk\Resolutions\SP2000-050SantaRosaEACklst.WPD 1 Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture Resources Air Quality Biological Resources Cultural Resources Geology and Soils Hazards and Hazardous Materials Hvdrologv and Water Quality Land Use Planning Mineral Resources Noise Population and Housing Determination (To be completed by the Lead Agency) On the basis of this initial evaluation: Public Sen -ices Recreation Transportation/Traffic Utilities and Sen•ice Svstems Mandatory Findings I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment. and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards. and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature CHRISTINE DI IORIO Printed Name S:\City Clerk\Resolutions\SP2000-050SantaRosaEACkist.WPD 2 Date CITY OF LA QUINTA For 701 7 7 Evaluation of Environmental Impacts: 1 . A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVIII, "Earlier Analysis," may be cross-referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVIII at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The analysis of each issue should identify: a. the significance criteria or threshold used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance S:\City Clerk\Resolutions\SP2000-050SantaRosaEACklst.WPD 3 Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? (General Plan Exhibit CIR-5) b) Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR, page 5-12 ff.) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? it. AGRICULTURAL RESOURCES:. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to on -agricultural use? (Master Environmental Assessment 5-29, 5-32) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? (Site Visit) AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable Air Quality Attainment Plan or Congestion Management Plan? (SCAQMD CEQA Handbook) b) Violate any stationary source air quality standard or contribute to an existing or projected air quality violation? (SCAQMD CEQA Handbook) Potentially Significant Impact Potentially Significant Unless Mitigated X X X Less Than Significant No Impact Impact ►0 X K4 0 c) Result in a net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook) d) Expose sensitive receptors to substantial pollutant concentrations? (Application Materials) e) Create objectionable odors affecting a substantial number of people? (Application Materials) IV. BIOLOGICAL RESOURCES: Would the project: a) Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (General Plan FEIR, p. 4-67 ff.) b) Have a substantial adverse impact on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan FEIR, p. 4-67 ff.) c) Adversely impact federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) Either individually or in combination with the known or probable impacts of other activities through direct removal, filling, hydrological interruption, or other means? (General Plan FEIR, p. 4-67 ff.) d) Interfere substantially with the movement of any resident or migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? (General Plan FEIR, p. 4-67 ff.) e) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (Municipal Code) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or state habitat conservation plan? (Master Environmental Assessment 5-5) V. CULTURAL RESOURCES: Would the project: a) Cause a substantial adverse change in the significance of a historical resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic resources? ("Limited Archaeological Testing on TPM 29909," prepared by CRM Tech, December 2000) X 09 X 9 91 X X X b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? ("Limited Archaeological Testing on TPM 29909," prepared by CRM Tech, December 2000) c) Disturb or destroy a unique paleontological resource or site? (Paleontology Lakebed Map) d) Disturb any human remains, including those interred outside of formal cemeteries? ("Limited Archaeological Testing on TPM 29909," prepared by CRM Tech, December 2000) VI. GEOLOGY AND SOILS: Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan EIR, Exhibit 4.2-3, page 4-39) ii) Strong seismic ground shaking? (General Plan EIR, page 4- 30 ff.) iii) Seismic -related ground failure, including liquefaction? (General Plan EIR, page 4-30 ff.) iv) Landslides? (General Plan EIR, page 4-30 ff.) b) Result in substantial soil erosion or the loss of topsoil? (General Plan FEIR, p. 4-34 ff.) c) Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslides, lateral spreading, subsidence, liquefaction or collapse? (General Plan FEIR, p. 4-34 ff.) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (General Plan FEIR, p. 4-34 ff.) e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal system where sewers are not available for the disposal of waste water? (Master Environmental Assessment 5-32) Ll X X 9 9 X X X E X VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Application Materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? (Application Materials) c) Reasonably be anticipated to emit hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Application Materials) d) Is the project located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip; would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Master Environmental Assessment 6-11) h) Expose people or structures to the risk of loss, injury or death involving wildlands fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) Vlll. HYDROLOGY AND WATER QUALITY : Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? (Master Environmental Assessment 6-26, 6-27) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (General Plan EIR, page 4-57 ff.) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (General Plan EIR, page 4- 57 ff.) X X 0 X 0 X X ►l K4 K4 ►1 d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (General Plan EIR, page 4-57 ff.) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control? (General Plan EIR, page 4-57 ff.) f) Place housing within a 100 -year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment 6-13) g) Place within a 100 -year floodplain structures which would impede or redirect flood flows? (Master Environmental Assessment 6-13) IX. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? (Aerial Photo) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local costal program, or zoning ordinance) adopted for the purposes of avoiding or mitigating an environmental effect? (Master Environmental Assessment 2-11) c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? (Master Environmental Assessment 5-5) X. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? (Master Environmental Assessment 5-29) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment 5-29) XI. NOISE: Would the project result in: a) Exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (General Plan EIR, page 4-157 ff.) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (General Plan EIR, page 4-157 ff.) c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan EIR, page 4-157 ff.) X X 14 0 X X X 19 a FN Ll X d) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Land Use Map) e) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive levels? (Land Use Map) XII. POPULATION AND HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, page 2-14) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Aerial Photo) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Aerial Photo) XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, page 4-3 ff. ) Police protection? (General Plan MEA, page 4-3 ff. ) Schools? (General Plan MEA, page 4-9 ff. ) Parks? (General Plan; Recreation and Parks Master Plan) Other public facilities? (General Plan MEA, page 4-14 ff. ) XIV. RECREATION: a) Would the project in the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application Materials) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application Materials) 0 X a X X X X X X X XV. TRANS PORTATION/TRAFFIC: Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Traffic Study prepared by Korve Engineering, 11/2000) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Traffic Study prepared by Korve Engineering, 11/2000) C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (General Plan EIR, page 4-126 ff.) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Application Materials) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (General Plan EIR, page 4-126 ff.) XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, page 4-24 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-24 ) C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-27) d) Are sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, page 4- 20) e) Has the wastewater treatment provider which serves or may serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, page 4-20) f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, page 4-28) X X X X X X X X X X X X X XVII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVIII. EARLIER ANALYSIS. 17 09 X KI Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. a) Earlier analysis used. Identify earlier analysis and state where they are available for review. No earlier analysis specific to this project site have been used. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Addendum to Environmental Checklist, EA 2000-406 I. a) & c) Calle Tampico is designated a Primary Image Corridor in the General Plan. The corner of Avenida Bermudas and Calle Tampico is also identified as a Secondary Gateway Treatment in the General Plan. The proposed project includes the required setbacks and landscaping for such designations. The proposed office and retail commercial buildings are proposed for single and two story construction. The hotel building, however, is proposed for 6 stories, with a total height of 78 feet. The Village Commercial standards in the Development Code allow up to 35 feet, plus added height for uninhabitable projections. The Specific Plan can modify such standards, and proposes to do so in this case. The proposed project is located in the Village, which is generally flat, and benefits from exceptional views of the mountain which surround it. The line of sight studies shown in the Specific Plan, though "not to scale" can be interpreted, showing significant grade differentials (10 feet or more). Analysis of the grading plan, however, shows that the grade differential from Calle Tampico to the Evacuation Channel is no more than three feet. From the Duna La Quinta subdivision, the project will create a substantial blockage of views to the west and south, which are the primary mountain viewsheds in the City. The visual impact of the building, therefore, will be significant. In order to mitigate this impact, the following mitigation measure shall be implemented: 1 . The overall building height for the hotel shall not exceed 55 feet, or a maximum of 4 stories. I. d) The project site is currently vacant desert land, and is in an area of the City which benefits from low lighting levels. The project proponent shall be required to meet the standards of the Municipal Code regarding lighting. All lighting fixtures shall be required to be flush mounted, down -lights. These conditions of approval will reduce potential impacts to a less than significant level. III. a) e) The uses proposed in the Specific Plan are to be consistent with the Village Commercial land use designation in the General Plan. As such, land uses were analyzed as part of the General Plan EIR. The proposed project will create 50,000± square feet of retail commercial land uses, and up to 217 hotel rooms. Based on the land uses proposed, the project can be expected to generate approximately 2,959 trips per day'. Based on this, as shown in the Table below, the project will not exceed any SCAQMD thresholds. "Traffic Study," prepared by Korve Engineering, November 2000. SACity Clerk\Resolutions\SP2000-050SantaRosaEA Addendum.WPD 1 Running Exhaust Emissions (pounds/day) PM10 PM10 PM10 CO ROC NOx Exhaust Brakes Tires 35 mph 81.9 4.25 10.1 0.0 0.33 0.33 8 2 Daily Threshold 550 75 100 150 Based on 2,959 trips/day and average trip length of 5.0 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75°F. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. The Coachella Valley has in the past been a non -attainment area for PM10 (particulate matter of 10 microns or smaller). Recent analysis by SQAQMD has determined that the Valley has reached attainment, and a redesignation is pending. In order to control PM10, the City has imposed standards and requirements on development to control dust. SCAQMD also suggests mitigation for vehicular emissions, which are integrated into the following mitigation measures: 1 . No earth moving activity shall be undertaken without the review and approval of a PM10 Management Plan. The applicant shall submit same to the City Engineer for review and approval. 2. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 3. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 4. Construction personnel shall be informed of ride sharing and transit opportunities. 5. Cut and fill quantities will be balanced on site. 6. Any portion of the site to be graded shall be pre- watered to a depth of three feet prior to the onset of grading activities. S:\City Clerk\Resolutions\SP2000-050SantaRosaEA Addendum.WPD 2 7. Watering of the site or other soil stabilization method shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 8. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 9. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 10. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 11. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 12. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 13. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. 14. Bicycle racks and/or other mandated alternative transportation provisions shall be included in project design, in conformance with City ordinances in effect at the time of development. The proposed project includes the possibility of restaurants, which could result in cooking odors. These odors will be transient, and should not be considered objectionable. No other objectionable sources are anticipated for the project site. With the implementation of these mitigation measures, the impacts to air quality from the proposed project will not be significant. Moreover, improvements in technology which are likely to reduce impacts, particularly from motor vehicles or the transit route improvements in the future which may occur at the project site are not included in the analysis. Further, the air quality impacts from the proposed project falls within what was studied in the General Plan EIR. The City determined at that time that air quality impacts associated with the buildout of the City required a Statement of Overriding Considerations, which determined that the impacts to air quality of development of the Plan would be cumulatively significant when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. S:\City Clerk\Resolutions\SP2000-050SantaRosaEA Addendum.WPD 3 IV. a) The site has been significantly impacted, and is surrounded on all sides by either roadways or existing development. As such, it does not represent quality habitat, and is unlikely to support significant numbers of species. V. a) & b) An archaeological resource analysis was conducted for the proposed project'. This included on-site testing, which uncovered no archaeological resources. The archaeological resource analysis therefore recommends the following mitigation measure: 1. Should any grading or earth moving activity on the site uncover an archaeological resource, all construction activity shall cease until an archaeological monitor has been retained by the project proponent. The monitor shall be empowered to temporarily halt or redirect earthmoving activities. A plan for its evaluation and treatment should be developed in consultation with the Community Development Department. The monitor shall file a final report with the Community Development Department. VI. a) i) The proposed project does not lie in an Alquist-Priolo hazard area. No known earthquake fault occurs within several miles of the proposed project. The potential impact for fault rupture is not expected to be significant. VI. a) ii) The proposed project occurs in a Zone III groundshaking zone. The City has adopted the provisions of the Uniform Building Code for this hazard. Construction of any structure on the project site will conform to these standards, and will reduce impacts to a less than significant level. VI. a) iii) The proposed project does not occur in a liquefaction hazard area. The soils on the site are loose silty sand, which has the potential to shift in a seismic event. The City Engineer will require the preparation of site-specific geotechnical analysis in conjunction with the submittal of grading plans (please see below). This requirement will ensure that impacts from ground failure are reduced to a less than significant level. VI. b) & c) The site is not located in a blowsand hazard area. As discussed above, the soils on the proposed site are loose silty sand. Sandy soils must be properly compacted prior to construction to assure long-term stability. The City's standards for site preparation shall be adhered to, as required by the City Engineer. In order to reduce the impacts of unstable soils on the proposed site, ' "Limited Archaeological Testing on Tentative Parcel Map No. 29909," prepared by CRM Tech, December, 2000. S:\City Clerk\Resolutions\SP2000-050SantaRosaEA Addendum.WPD 4 the following mitigation measure shall be implemented: 1 . Prior to issuance of a grading permit for any structure on the proposed site, the applicant shall submit, for review and approval by the City Engineer, a detailed, site specific soil study, which shall include recommendations designed for the specific structure(s) being constructed. VIII. a) The proposed project will be required to retain the 100 year, 24 hour storm on- site. This requirement includes the installation of "water cleaning"' devices when necessary to ensure that no contaminants are introduced into the storm water system. This requirement will reduce the potential for violation of a water quality standard to a less than significant level. VIII. b) Although the proposed project will utilize water for irrigation and operations, the potential impacts are expected to be less than significant. Domestic water is provided by the Coachella Valley Water District, which extracts groundwater from a number of wells in the Lower Thermal sub -basin. The use of water within the hotel and casitas will be slightly greater than the balance of the commercial site. The project proponent will, however, be required to implement the City's standards for water conserving plumbing fixtures, and water tolerant landscaping. These regulations will reduce the potential impacts to a less than significant level. VIII. c), d) & e) Any development proposal reduces the amount of natural terrain available for percolation, and changes drainage patterns. Construction of structures and parking lots will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The proposed project will retain 100 year storms on site, and will also provide an overflow connection to the Calle Tampico storm drain. The City Engineer will impose conditions of approval to ensure that any drainage is properly treated, if needed, and that adequate capacity exists in the City's system to accommodate the proposed project. No significant impact is expected. XI. a), b) & c) The proposed project occurs in a relatively quiet area of the City. The construction of the hotel and casitas represent sensitive receptors. They are, however, located at least 600 feet north of Calle Tampico. The project will be required to maintain exterior and interior noise standards which meet or exceed the Municipal Code standards, including construction improvements if necessary. The impacts potentially created by noise are not expected to be significant. S:\City Clerk\Resolutions\SP2000-050SantaRosaEA Addendum.WPD 5 D r r ULIMATE EXIST. R fyy R/W 32, 30' 10' 42' 10' 6" 20' 20' CltY OF 4A CIU114TA NOT TO SCALE I� ?1 FUTURE SIDEWALK • .. STD. CURB�� AC PAVEMENT AND GUTTER OVER AGG. BASE TYPICAL SECTION DESERT CLUB DRIVE (NO SCALE) R%yy R 100' R 12' 76' 12" 38' 38' 5' rL 2%, '2%.2X CURB • AND GUTTER • • a CONCRETE AC PAVEMENT SIDEWALK OVER AGG. BASE TYPICAL SECTION AVENIDA TAMPICO (ULTIMATE R/W) (NO SCALE) EXIST. ULTIMATE R R 30' 3 10' 42' 10' VARIES 20' I 2A FUTURE SIDEWALK AC PAVEMENT STD. CURB OVER AGG. BASE AND GUTTER TYPICAL SECTION AVENIDA BERMUDAS (NO SCALE) DR=G -nTLE: Korve FIGURE NO. Street Cross—Sections moll Itct 1 Engineering SANTA ROSEA PLA -2A22 CltY OF 4A CIU114TA NOT TO SCALE SPECIFIC PLAN T. SPECIFIC PLAN SANTA RASA PLAZA, LA QUINTA VIII. CONSISTENCY WITH GENERAL PLANK California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450- 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a summary of key issues which direct and guide that element's goals and policies. The summary of key issues is used in the Specific Plan for the Santa Rosa Plaza as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the Santa Rosa Plaza's Specific Plan conforms thereto. A. LAND USE ELEMENT ♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character stems from a combination of its environmental setting near the mountains, its resort image and the cultural diversity of the Cove and Village areas. The Santa Rosa Plaza will provide a variety of merchants and services for the welfare and enjoyment of the community, along with the amenities of a destination resort hotel which will capitalize on, and reinforce, the City's unique setting for a premier destination hotel and commercial development. ♦ Commercial development should be placed in locations which benefit the overall welfare of the City. The Village should be oriented toward boutique/restaurant/tourist commercial uses. The commercial land use designations in the Land Use element should address characteristics such as size, type of use and appropriate locational and design character. The Santa Rosa Plaza will be located in the Village area of La Quinta and will provide boutique, restaurant and commercial tourist uses including a destination resort hotel. Korve Engineering, Inc. Page 51 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA ♦ Commercial development should be facilitated to occur in appropriate locations already planned and zoned, such as Highway 111 Corridor and the Village. ► The Santa Rosa Plaza commercial development will be located in the Village area of La Quinta which is already planned and zoned for commercial land use. The General Plan Land Use and Zoning designation is "Village Commercial". B. CIRCULATION ELEMENT Roadway classifications and design standards should be based on current estimates of build out reflecting approved development projects. ► Development standards of perimeter roadways are established in the General Plan Circulation Element. Existing and proposed roadway improvements in and around the project boundary are based on current estimates of build out and consistent with the goals and policies established in the Circulation Element of the General Plan. ♦ Alternative circulation system improvements need to be developed to relieve traffic congestion along Primary Arterial Streets. ► The main entry to the Santa Rosa Plaza is off of Calle Tampico, however, three additional access points are provided from Desert Club Drive and Avenida Bermudas. These entries will aid in relieving the traffic congestion along Calle Tampico. ♦ Traffic impacts resulting from development should be identified through a mandatory traffic impact analysis process. ► The Santa Rosa Plaza plan is subject to this requirement and a Traffic Study has been provided by Korve Engineering. ♦ The circulation system should be designed and maintained to encourage walking, bicycling and transit utilization as alternatives to automobile travel. Improvements to existing transit service should be considered, including provision of additional transit stops on major roadways and covered bus shelters at all existing and future stops. Korve Engineering, Inc. Page 52 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA ► The development of the Santa Rosa Plaza plan allows for multipurpose circulation links to adjacent streets and sidewalks. The internal circulation system promotes the use of pedestrian paths and walkways as a means of minimizing vehicular traffic. C. OPEN SPACE ELEMENT ♦ Development should be enhanced to accentuate the scenic, topographical and cultural resources of the City. ► The Specific Plan identifies palm species as a valuable resource to be integrated into the overall landscape plan of the development. ♦ Open space should be defined to include hillside areas, alluvial fans, water courses, and natural park areas. Natural, improved and unimproved types of open space should be included within the definition. ► The Santa Rosa Plaza commercial development is located in the Village Commercial area and is not situated in an area identified as Open Space per the City of La Quinta General Plan. D. PARK AND RECREATION ELEMENT ♦ An integrated bicycle network and well functioning pedestrian path system should be provided in La Quinta. ► An integrated, well functioning pedestrian path system is provided. ► The master plan for the Santa Rosa Plaza has, as a primary focus, passive casual pedestrian strolling. ♦ Sewage effluent should be utilized for large turf (i.e., active recreation) areas and drought tolerant plant species should be used to reduce the impact on the potable water supply of the City. ► When economically feasible, recycled water sources are envisioned as a source of supplemental irrigation water for the recreation elements of the plan area. Drought resistant plant material is a staple of the palette within the plan area. Korve Engineering, Inc. Page 53 SPECIFIC PLAN SANTA ROSA PLAZA, LA QUINTA E. ENVIRONMENTAL CONSERVATION ELEMENT ♦ Utility resources should be conserved utilizing a variety of feasible strategies. ► Water conservation efforts will be encouraged and implemented as feasible throughout the Santa Rosa Plaza landscape plan in an effort to protect and maintain the quality and quantity of groundwater retention. ♦ The quality and quantity of groundwater should be protected and maintained. Water conservation efforts should be maintained, expanded and implemented. Retention basins within the project boundary provide for storm water retention during flooding. ♦ The City should be protected from the adverse impacts of stormwater runoff, including property damage, as well as, water quality. • Retention basins within the project boundary provide for storm water retention during flooding. Runoff will be to the Storm Drain in Calle Tampico. F. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ♦ The recycling, reduction and reuse of waste generated in the City should be supported by the City. ► All structures will be built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. ♦ The undergrounding of utilities within roadway rights-of-way or existing easements should be required for new development. ► Utilities for the Santa Rosa Plaza plan will be underground where feasible. ♦ Utility resource should be conserved utilizing a variety of feasible strategies. ► All structures will be built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. Korve Engineering, Inc. Page 54 P., SPECIFIC PLAN SANTA ROSA PLAZA, LA +QUINTA I' ♦ Adequate levels of law enforcement, fire protection, health care services and facilities should be provided in reasonable proximity to City residents. ► The Santa Rosa Plaza project contributes to infrastructure fees to mitigate any perceived impact to City provided resources. ♦ The frequent collection of solid waste and adequate disposal should be provided to keep the City clean and disease-free. ► The Santa Rosa Plaza project contributes to infrastructure fees to mitigate any perceived impact to City provided resources. G. ENVIRONMENTAL HAZARDS ELEMENT ♦ The development of areas located within 100 -year flood plain boundaries and not protected by existing storm water facilities should be addressed. ► The project site has direct access to the existing storm drain located within Calle Tampico. ♦ The standards for development should be carefully regulated to minimize structural damage and loss of life (from earthquakes), even though the City is located in a low intensity ground -shaking zone. ► All structures will be built to the Uniform Building Code standards which implement a strategy of seismic safety for habitable structures. ♦ Noise mitigation should be considered with all development near arterial streets. ► Setbacks from adjacent arterials are required by City development regulation. ♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La Quinta citizens and structures from fire damage. All structures will be built to City Zoning and Development Code and the Uniform Building Code standards which implement a strategy of conservation of energy and resources. Korve Engineering. Inc. Page 55 _ RESOLUTION NO. 2001-09 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR DEVELOPMENT OF A 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 City Council of the City of La Quinta, California, did on the 6th day of February, 2001, hold a duly noticed Public Hearing to consider the request of Santa Rosa Plaza, LLC for review of a Specific Plan to allow the development of a hotel, casitas and commercial/retail space on 14.3 acres, and more particularly described as: Assessor's Parcel Numbers: 770-020-001 & 770-020-002 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 Specific Plan 2000-050, and recommended approval under Resolutions 2001-08, 2001-09, 2001-10 and 2001-11; and WHEREAS, the project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 2000-406) and determined that the proposed project could have an adverse impact on the environment. However, there would not be a significant effect in this case, because appropriate mitigation measures were made a part of the Conditions of Approval for Specific Plan 2000-050, and a Mitigated Negative Declaration of Environmental Impact will be filed; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons wanting to be heard, said City Council did make the following mandatory findings of approval for said Specific Plan 2000-050: EtdlaI1 m r - Consistency with General Plan/Zoning Code 1 . The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of commercial and hotel land uses in the Village, as conditioned. Resolution No. 2001-09 Specific Plan 2000-050 Santa Rosa Plaza February 6, 2001 Page 3 3. That it does approve 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 City Council, held on the 6th of February, 2001, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff NOES: Council Member Adolph, Mayor Pena ABSENT: None ABSTAIN: None (�LQ a -W, - JOHN NA, gar City of La Quinta, California ATTEST: J , . GREEK, CML', City Clerk -A,1 of L,a Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHERINE JENS N, City Attorney City of La Quinta, California r CITY COUNCIL RESOLUTION NO. 2001-09 SANTA ROSA PLAZA - HOTEL - FINAL SPECIFIC PLAN 2000-050 FEBRUARY 6, 2001 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. Resolution No. 2001-09 Santa Rosa Plaza - Hotel Specific Plan 2000-050 February 6, 2001 Page 2 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. Resolution No. 2001-09 Santa Rosa Plaza - Hotel Specific Plan 2000-050 February 6, 2001 Page 3 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. MANTEN,ANCE 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. Resolution No. 2001-09 Santa Rosa Plaza - Hotel Specific Plan 2000-050 February 6, 2001 Page 4 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 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. 1 1 . 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. �flMMIJNITY DEVELOPMENT DEPARTMENT CQNDITIQNS 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 78 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: r Resolution No. 2001-09 Santa Rosa Plaza - Hotel Specific Plan 2000-050 February 6, 2001 Page 5 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 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, with the deletion of Planning Commission recommended Condition #15.A. 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'5 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. RESOLUTION NO. 2001-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE ARCHITECTURAL DESIGN AND CONSTRUCTION OF A 145 ROOM HOTEL ON A PORTION OF A 14.3 ACRE SITE ON THE NORTH SIDE OF CALLE TAMPICO, BETWEEN DESERT CLUB AND AVENIDA BERMUDAS. CASE NO.: VILLAGE USE PERMIT 2000-005 APPLICANT: SANTA ROSA PLAZA, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February, 2001, hold a duly noticed Public Hearing to consider the request of Santa Rosa Plaza, LLC to allow development of a 145 room hotel and perimeter improvements on a portion of a 14.3 acre site; and 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 to consider - the request of Santa Rosa Plaza, LLC to allow development of a 145 room Embassy Suites Hotel and perimeter improvements on a portion of a 14.3 acre site; and WHEREAS, said Village Use Permit request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 63-68, in that Environmental Assessment 2000-406 has been recommended with mitigation measures for certification; and, WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did, on the 3rd day of January, 2001, hold a duly noticed public meeting to review the request of Santa Rosa Plaza, LLC for design approval of the hotel architecture and project -wide landscaping; and WHEREAS, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify a recommendation for approval of said Village Use Permit: 1. The Village Use Permit is deemed consistent with the City's General Plan in that the site is designated for Village Commercial. The use is consistent with the goals and policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. Resolution No. 2001-10 Village Use Permit 2000-005 Santa Rosa Plaza Adopted: February 6, 2001 Page 2 2. The approval of this Village Use Permit is consistent with the Zoning Code and Specific Plan in that construction of the hotel and perimeter improvements will conform to development standards outlined in Specific Plan 2000-050 namely parking, lighting, building height, setbacks and landscaping. 3. An Environmental Assessment has been prepared in accordance with CEQA and a Mitigated Negative Declaration has been approved. 4. The development of the hotel will not create conditions materially detrimental to the public health, safety and general welfare or injurious to, or incompatible with other land uses in that an Environmental Assessment has been prepared with recommended mitigation measures reducing potentially negative impacts to a level of insignificance such as aesthetics and air quality. 5. The proposed hotel complies with the architectural design standards for Specific Plan 2000-050, and implements the architectural style, materials, colors, architectural details, and other architectural elements contained in that document, and in the Village Commercial Development Standards. 6. The design of the hotel site is compatible with the surrounding development and the quality of design required in the Village at La Quinta Design Guidelines, in that it encourages pedestrian circulation, and provides site design elements which are compatible with surrounding properties and land uses. 7. The proposed hotel is consistent with the landscaping standards and palette in Specific Plan 2000-050, and will provide plantings of sufficient size, variety and coverage to provide visual relief, screen undesirable views, and provide a harmonious transition to adjacent land uses, in conformance with the Village at La Quinta Design Guidelines. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That the City Council does hereby approve Village Use Permit 2000-005 to allow development and architectural design of a 145 room hotel and perimeter improvements, subject to the Conditions of Approval, attached hereto and made a part of. Resolution No. 2001-10 `— Village Use Permit 2000-005 Santa Rosa Plaza Adopted: February 6, 2001 Page 3 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 6h day of February, 2001, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Pena NOES: Council Member Adolph ABSENT: None ABSTAIN: None J0.ENA, yor City of La Quinta, California ATTEST: JU EEK, CMC, City C City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHZINE ENSty Attorney City of La Quinta, California r CITY COUNCIL RESOLUTION 2001-10 SANTA ROSA PLAZA - HOTEL - FINAL j VILLAGE USE PERMIT 2000-005 FEBRUARY 6, 2001 GENERAL 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 subdivider 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 subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: 0 Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department a Riverside Co. Environmental Health Department • Desert Sands Unified School District Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 2 PROPERTY RI HT 5. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 6. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 7. 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. 8. Right of way geometry for knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 3 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 10. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 11. 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. 12. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 13. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 14. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. Resolution No. 2001 -10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 4 15. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 16. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. IMPRQVEMENT PLA As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 17. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 18. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 5 19. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPR VEM NT AGREEMENT 20. Depending on the timing of development of the lots or parcels created by this map and the status of off-site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 21. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 22. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 6 Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 23. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off-site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 24. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. 25. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100 -year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 26. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. Resolution No. 2001-10 - Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 7 A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 27. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 28. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 29. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 30. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 31. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 8 32. Stormwater falling on site during the peak 24-hour period of a 100 -year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 33. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 34. Stormwater retention basins and underground piping systems shall be installed such that each Phase of the project shall provide appropriate drainage capabilities for that Phase. 35. All on site stormwater retention basins shall have provisions for evacuating retained water, either by mechanical means or by gravity flow, into the Calle Tampico storm drain system subsequent to the peak drainage flow in Calle Tampico. 36. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 38. Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 39. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 40. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. Resolution No. 2001 -1 O Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 9 41. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 42. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. 43. The tract shall be designed to accommodate purging and blowoff water from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 44. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 45. 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. 46. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 10 ' ■ . A a 11'' • : ITA140 47. 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. 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. Resolution No. 2001 -10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 11 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. 48. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 49. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 50. Improvements shall be designed and constructed in accordance with the LQMC, - adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 51. Knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 52. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 53. The applicant shall design street pavement sections using Caltrans' design procedure (20 -year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 12 54. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations .until mix designs are approved. 55. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 56. General access points and turning movements of traffic are limited to the following: A. Calle Tampico - access shall be restricted to right -turn movements only both to and from Calle Tampico at the single location shown on the approved Specific Plan. B. Avenida Bermudas - unrestricted access both to and from Avenida Bermudas at the single location shown on the approved Specific Plan. C. Desert Club Drive - unrestricted access both to and from Desert Club Drive at the southerly location shown on the approved Specific Plan only. The northerly access shall be gated to restrict access for emergency purposes only. LANDSCAPING 57. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 58. 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 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. 59. 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. 60. A 6 -foot sidewalk shall be constructed along Avenida Bermudas. The sidewalk shall be installed with Phase I of the development. 61. The plant palette shall be amended to require a minimum of 24" box for all trees to be planted on the proposed project. 62. 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. QUALITY ASSURANQE 63. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 64. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 65. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. Reoolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 13 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 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. 59. 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. 60. A 6 -foot sidewalk shall be constructed along Avenida Bermudas. The sidewalk shall be installed with Phase I of the development. 61. The plant palette shall be amended to require a minimum of 24" box for all trees to be planted on the proposed project. 62. 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. QUALITY ASSURANQE 63. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 64. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 65. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. Resolution No. 2001-10 Santa Rosa Plaza - Hotel VUP 2000-005 February 6, 2001 Page 14 66. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 67. 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. FEES AND DFzPQSIT 68. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. COMMUNITY DEVEL PMENT DEPARTMENT CONDITIONS 69. Prior to issuance of building permits the architectural plans shall be modified as follows: A. Windows throughout the building shall be recessed a minimum of 8 d inches. i B. On the east, west and north elevations, on walls where no windows or i other surface relief occur, the walls shall be embellished with either raised banding, medallions or other appropriate articulation at regular intervals. C. The hotel building shall not exceed 78 feet in height. i 70. The project proponent shall comply with all mitigation measures contained in Environmental Assessment 2000-406, with the deletion of Planning Commission recommended Condition #69.C. Resolution No. 2001-10 Santa Roos Plaza - Hotel VUP 2000-005 February 6, 2001 Page 15 71. Delivery trucks, vehicles, and trash trucks shall access the site from Calle Tampico and/or Avenida Bermudas. SHERIFF'S DEPARTMENT: 72. No construction traffic shall be allowed on Desert Club Drive. 73. The access drive on Desert Club Drive shall be properly posted to indicate the driver is entering a school zone. RESOLUTION NO. 2001-11 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF 14.3 ACRES INTO NINE NUMBERED LOTS AND TWO LETTERED LOTS CASE NO.: TENTATIVE PARCEL MAP 29909 APPLICANT: SANTA ROSA PLAZA, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February, 2001, hold a duly noticed Public Hearing to consider the request of Santa Rosa Plaza, LLC for approval of Tentative Parcel Map 29909, located on the north side of Calle Tampico, between Avenida Bermudas and Desert Club Drive, and more particularly described as: APN: 770-020-001 & 770-020-002 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 to consider the request of Santa Rosa Plaza, LLC and recommended approval of the subdivision of 14.3 acres into nine numbered lots and two lettered lots, located on the north side of Calle Tampico, between Avenida Bermudas and Desert Club Drive; and WHEREAS, said Tentative Parcel Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 83-68, in that Environmental Assessment 2000-406 has been recommended with mitigation measures for certification; and, WHEREAS, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify approval of Tentative Parcel Map 29909: Finding dumber 1 - Consistency with General Plan: 1. The property is designated Village Commercial. The Land Use Element of the General Plan encourages a range of commercial and resort development in this land use designation. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because commercial and resort land uses are proposed. Finding Number 2 - Consistency with City Zoning Ordinance: 1 . The proposed project is consistent with the land uses specified in the Zoning Ordinance. Resolution No. 2001-11 Tentative Parcel Map 29909 Santa Rosa Plaza Adopted: February 6, 2001 Page 2 2. The proposed retail development is consistent with the development standards contained in the City's Zoning Code, as modified in Specific Plan SP 2000-050, which accompanies this parcel map. Conditions of approval are recommended ensuring compliance with the City's Zoning Code. Finding Num—ber 3 - Compliance with the California Environmental Quality Act: Parcel Map 29909 is subject to the requirements of the California Environmental Quality Act per Public Resources Code Section 65457(a). An Environmental Assessment (EA 2000-406) has been prepared, and a mitigated Negative Declaration has been proposed. Finding Number 4 - Site Design: 1. The proposed design of the subdivision conforms with the development standards found in the General Plan and Zoning Ordinance. 2. The site is physically suitable for the proposed land division, as the area is flat and without physical constraints, and the division of land is consistent with parcelization in the Village. Finding Number 5 - Site Improvements: 1 . Storm water retention will be provided on-site, and conveyed to existing storm water systems adjacent to the site. 2. Infrastructure improvements such as gas, electric, sewer and water will be extended to service the site in underground facilities as required. No adverse impacts have been identified based on letters of response from affected public agencies. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby confirm -the conclusion that Environmental Assessment 2000-406 assessed the environmental concerns of this Parcel Map; and, Resolution No. 2001-11 Tentative Parcel Map 29909 Santa Rosa Plaza Adopted: February 6, 2001 Page 3 3. That the City Council of does hereby approve Tentative Parcel Map 29909 for the reasons set forth in this Resolution and subject to the attached Condition -s of Approval, attached hereto and made a part hereof. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 6th day of February, 2001, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Pena NOES: Council Member Adolph ABSENT: None ABSTAIN: None JO J PEVA, ayor City of La Quinta, California ATTEST: 2�R' -<2:f J S. GREEK, CMC, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: LZ M. KATHERINE JENS N, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO.2001-11 SANTA ROSA PLAZA - HOTEL - FINAL TENTATIVE PARCEL MAP 29909 FEBRUARY 6, 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 subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 2 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY BIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 8. 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. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 3 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. 9. Right of way geometry for knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 10, Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 1 1 . The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 12. 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. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 4 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Specific Plan. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners 17, The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. FINALMAPLS AND PARCEL MAP SI 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. IMPROVEMENT PLAN As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 5 19. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage;" and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 21. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off-site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 6 In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 23. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 24. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 25. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off-site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 26. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 7 GRADING 27. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100 -year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 29. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 30. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage, where the differential shall not exceed five feet. The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the map approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 8 31. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 32. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 33. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad; the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 34. Stormwater falling on site during the peak 24-hour period of a 100 -year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 35. Stormwater shall normally be retained in common retention basins. Individual - lot basins or other retention schemes may be approved by the City Engineer for lots 2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. 36. Stormwater retention basins and underground piping systems shall be installed such that each Phase of the project shall provide appropriate drainage capabilities for that Phase. 37. All on site stormwater retention basins shall have provisions for evacuating retained water, either by mechanical means or by gravity flow, into the Calle Tampico storm drain system subsequent to the peak drainage flow in Calle Tampico. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 9 38. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 39. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 40, Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 41. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 42. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 43. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 44. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 10 45. The tract shall be designed to accommodate purging and blowoff water from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. UTILITIES 46. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 47. 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. 48. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 49. 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.) Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 11 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. 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. 50. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 51. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 52. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Resolution No. 2001 -1 1 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 12 53. Knuckle turns and corner cut-backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 54. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 55. The applicant shall design street pavement sections using Caltrans' design procedure (20 -year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 56 The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 57. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. 58. General access points and turning movements of traffic are limited to the following: * Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 13 A. Calle Tampico - access shall be restricted to right -turn movements only both to and from Calle Tampico at the single location shown on the approved Specific Plan. B. Avenida Bermudas - unrestricted access both to and from Avenida Bermudas at the single location shown on the approved Specific Plan. C. Desert Club Drive - unrestricted access both to and from Desert Club Drive at the southerly location shown on the approved Specific Plan only. The northerly access shall be gated to restrict access for emergency purposes only. LANDSCAPING 59. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 60. 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 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. 61. 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. 62. A 6 -foot sidewalk shall be constructed along Avenida Bermudas. The sidewalk shall be installed with Phase I of the development. 63. The plant palette shall be amended to require a minimum of 24" box for all trees to be planted on the proposed project. Resolution No. 2001-11 Santa Rosa Plaza - Hotel - Final TPM 29909 February 6, 2001 Page 14 64. 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. AL1TY A5 IJRANCE 65. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 66. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 67. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 68• Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 69, 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. FEE�AI•JD!iDEPQSITS 70. The applicant shall pay the City's established fee r construction inspection. Fee amounts shall be those inpleffect ewhen the applicant makes application for plan checking and permits. e RESOLUTION NO. 2001-100 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AN ADDENDUM TO PREVIOUSLY CERTIFIED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2000-406 ADDENDUM TO MITIGATED NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT 2000-406 APPLICANT: SANTA ROSA PLAZA, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February 2001, consider and approve the application of Santa Rosa Plaza, LLC to develop a 145 -room hotel and perimeter improvements on a portion of a 14.3 acre site by adopting the following four resolutions: (1) Resolution No. 2001- 08, certifying a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2000-406 prepared for Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909; (2) Resolution No. 2001-09, approving design guidelines and development standards for development of a hotel, casitas and commercial retail/office space on 14.3 acres; (3) Resolution No. 2001-10, approving Village Use Permit 2000-005 to allow development of a 145 -room hotel and perimeter improvements; and (4) Resolution No. 2001-11, approving Tentative Parcel Map 29909 to allow the subdivision of 14.3 acres into nine numbered lots and two lettered lots (collectively, the "Previously Approved Project"); and WHEREAS, a lawsuit entitled Conserve Our Vi//age Environment v. City of La Quinta, Riverside County Superior Court Case No. INC 021658 (the "COVE Lawsuit"), was filed subsequently by petitioners COVE and Kimberly Bird challenging the City's actions in certifying the Mitigated Negative Declaration for the Previously Approved Project; and WHEREAS, prior to any determination by the Superior Court on the merits of the COVE Lawsuit, Santa Rosa Plaza, LLC and the petitioners reached a settlement, whereby the COVE Lawsuit was dismissed with prejudice, in exchange for the project applicant agreeing to certain design modifications of the Previously Approved Project, limiting the maximum height of the main hotel building to four stories and fifty-five feet, rather than the previously approved six stories and seventy-eight feet; and WHEREAS, to implement the settlement agreement in the COVE Lawsuit, the project applicant filed a proposed modification of Village Use Permit 2000-005 with the City's Community Development Director, as required by Municipal Code Section 9.200.090. This modification maintains the same number of hotel rooms as previously approved, but reduces the maximum height of the hotel to four stories and to fifty to fifty-five feet for architectural towers/pediments, and to forty-eight feet for the ridgeline (the "Revised Project"); and Resolution No. 2001-100 Environmental Assessment 2000 -406 -Addendum Santa Rosa Plaza Adopted: August 7, 2001 Page 2 WHEREAS, after reviewing the application, and in light of the prior litigation concerning the Previously Approved Project, the City's Community Development Director elected to refer the application to the original decision-making authority, the City Council, as provided for in Municipal Code Section 9.200.090; and WHEREAS, the City has prepared an Addendum/Initial Study to examine the potential environmental effects of the proposed modification to Village Use Permit 2000-005 and to evaluate whether the Revised Project could have any new or more severe potential adverse environment effects beyond what was considered in the previously certified Mitigated Negative Declaration for the Previously Approved Project; and WHEREAS, the City has complied with the requirements of the California Environmental Quality Act ("CEQA"), the CEQA Guidelines, and "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council), in that: (1) the City has prepared an Addendum/Initial Study and determined that the Revised Project will not have any new or substantially more severe adverse environmental effects than the Previously Approved Project; (2) none of the circumstances permitting or warranting a subsequent environmental impact report or new mitigated negative declaration are present; and (3) the previously certified Negative Declaration for the Previously Approved Project, when considered with the Addendum/Initial Study, is adequate to fully address all potentially adverse environmental effects of the Revised Project; and WHEREAS, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify approval of said Addendum/Initial Study: 1. The Mitigated Negative Declaration for the Previously Approved Project was approved and certified by the City Council on February 6, 2001. The COVE lawsuit challenging the City's certification of that Mitigated Negative Declaration was dismissed with prejudice on April 18, 2001. 2. The applicant's proposed modification to the Village Use Permit 2000-005 does not constitute a substantial change which will require major revisions of the Mitigated Negative Declaration, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, that were previously disclosed and mitigated to a level of insignificance. Resolution No. 2001-100 Environmental Assessment 2000 -406 -Addendum Santa Rosa Plaza Adopted: August 7, 2001 Page 3 3. No substantial changes have occurred with respect to the circumstances under which the Revised Project will be undertaken, which will require major modifications or revisions of the Mitigated Negative Declaration, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, that were previously disclosed and mitigated to a level of insignificance. 4. No new information of substantial importance which was not known, and could not have been known, with the exercise of reasonable diligence, at the time the Mitigated Negative Declaration was adopted, has become available which shows any of the bases for requiring a Subsequent EIR or New Mitigated Negative Declaration under CEQA Guidelines Section 15162(a)(3). 5. Based upon these findings and the Addendum/Initial Study, the City has determined that no SEIR or new Mitigated Negative Declaration is required or appropriate under Public Resources Code § 21166, and that an Addendum is sufficient to make the previously certified Mitigated Negative Declaration apply to the Revised Project. 6. These factual findings are based upon the previously certified Mitigated Negative Declaration, the Addendum/Initial Study, the submission of the applicant, including but not limited to the revised line of sight analysis/report and the updated letter of the applicant's engineer on the project, and the records and files of the City's Planning Department. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council in considering and adopting the Addendum to the previously certified Negative Declaration of Environmental Impact. 2. That it does hereby adopt this Addendum to the previously certified Negative Declaration of Environmental Impact for the reasons set forth in this Resolution and as stated in the Addendum/Initial Study on file in the Community Development Department. Resolution No. 2001-100 Environmental Assessment 2000 -406 -Addendum Santa Rosa Plaza Adopted: August 7, 2001 Page 4 3. Pursuant to Title 14, California Code of Regulations, Section 735.5, the City Council finds and declares that: (1) an initial study was conducted to evaluate the potential for adverse environmental impacts; (2) considering the record as a whole, there is no evidence before the City Council that the proposed modification to Village Use Permit 2000-005 will have potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends; and (3) the City has, on the basis of substantial evidence, rebutted the presumption, if any, of adverse effect contained in Title 14, California Code of Regulations Section 735.5(d). Pursuant to Section 735.5(c)(1), the City Council further finds that the name and address of the project proponent is Santa Rosa Plaza, LLC, P.O. Box 1503, La Quinta, CA 92253-1503; the project site is located in the City of La Quinta, County of Riverside, and is bounded by Calle Tampico on the south, Avenida Bermudas on the west, and Desert Club on the east. The Village Use Permit which is the subject of the modification authorizes the development of a 145 -room hotel and perimeter improvements on a portion of a 14.3 acre site. The modification reduces the height limitation on the hotel structure as set forth above. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 7th day of August 2001, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None 04, o, L, J001N U. PEN , Mayor City of La Quinta, California i Resolution No. 2001-100 Environmental Assessment 2000 -406 -Addendum Santa Rosa Plaza Adopted: August 7. 2001 Page 5 ATTEST: JUN EEK, CMC, AitOYyerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: City of La Quinta, California SANTA ROSA PLAZA ADDENDUM/INITL4,L STUDY June 27, 2001 Prepared by: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 PURPOSE AND SCOPE 1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION 1.3 FINDINGS OF THIS ADDENDUM/INITIAL STUDY 1.4 EVALUATION OF ENVIRONMENTAL IMPACTS 1.5 EXISTING DOCUMENTS TO BE INCORPORATED BY REFERENCE 1.6 CONTACT PERSONS 2.0 PROJECT DESCRIPTION 2.1 PROJECT SITE SETTING 2.2 PROPOSED DISCRETIONARY ACTIONS 3.0 INITIAL STUDY/ENVIRONMENTAL CHECKLIST FORM COMPARING ENVIRONMENTAL IMPACTS OF PREVIOUS PROJECT AND Or PROPOSED PROJECT 4.0 ADDENDUM FINDINGS AND CONCLUSION -1- PAGE 1 1 2 4 5 6 7 7 7 8 go] F1.0 INTRODUCTION 1.1 PURPOSE AND SCOPE This Addendum/Initial Study is an Addendum to the previously certified Mitigated Negative Declaration of environmental impact for environmental assessment 2000-406, prepared for Specific Plan 2000-050, Village Use Permit 2000-005 and tentative parcel map 29909 (referred to herein as the "Previously Approved Project"), which were approved by the City Council on February 6, 2001. This Addendum/Initial Study and the prior certified Mitigated Negative Declaration, together with all other technical studies and environmental documents incorporated therein by reference, serve as the environmental review of the proposed project, a modification to Village Use Permit 2000-05 (the "Proposed Project"), now pending before the City. In summary, the applicant, Santa Rosa Plaza LLC ("Santa Rosa"), proposes a modification to the City's previous approval of a six story hotel building, by reducing the height of that structure to a maximum of 4 stories/55 feet. The applicant's modified plan proposes to maintain the same number of rooms previously approved, 145 rooms for the main hotel building, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course (the "Revised Hotel Design"). The applicant has proposed this modification to its Village Use Permit in order to implement the express terms of the settlement agreement recently reached between the applicant and an association known as Conserve Our Village Environment ("COVE"). which had previously filed an action in the Riverside County Superior Court, challenging the City's prior approval of the Mitigated Negative Declaration. Pursuant to the provisions of CEQA, and the State CEQA Guidelines, the City of La Quinta is the lead agency for this Addendum/Initial Study, and is charged with the responsibility of deciding whether to approve the applicant's proposed modification to the previously approved Village Use Permit. As part of this decision-making process, the City is required to review and consider the potential environmental effects. if any, that could result from the City's approval of the Revised Hotel Design. The applicant has made this submission pursuant to City Ordinance Section 9.200.090, for modifications of previously approved Village Use Permits, in order to implement the terms of the settlement agreement described above. Section 9.200.090 provides for the submission of such modifications to the City's Community Development Director, for his review and approval and/or referral to the original decision making authority, here the City Council. 1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION On February 6, 2001, the City Council of the City of La Quinta adopted Resolution No. 2001-08 certifying the Mitigated Negative Declaration for the Previously Approved Project. On February 7, 2001, the City of La Quinta Community Development Department prepared a Notice of Determination with respect to the City Council's certification of the Mitigated Negative Declaration, and that Notice of Determination was filed with the Riverside County Clerk on February 13, 2001, and posted on that same date. The Mitigated Negative Declaration addressed the environmental impacts of the City's approval of a Specific Plan to establish development standards for 217 hotel rooms (145 of which were approved for the main atrium hotel building), and 49,160 square feet of retail and office commercial space. The Mitigated Negative Declaration further addressed the City's approval of a Village Use Permit for the 145 room main hotel structure (the "Previously Approved Hotel Design'), and the City's approval of a parcel map creating a total of eleven lots for each of the buildings within the Previously Approved Project site. In connection with its certification of the Mitigated Negative Declaration, the City Council determined that although the Previously Approved Project could have a significant adverse impact on the environment, there would not be a significant effect in that case because the appropriate mitigation measures were made a part of the environmental assessment and included in the conditions of approval for Specific Plan 2000-050. In an action entitled Conserve Our Village Environment v. City of La Quinta. Riverside County Superior Court Case No. INC 021658 (the "COVE Lawsuit"), petitioners COVE and Kimberly Bird, challenged the City's certification of the Mitigated Negative Declaration for the Previously Approved Project. Prior to any determination by the Superior Court on the merits of that action, the project applicant, Santa Rosa, reached a settlement with the petitioners, whereby the petitioners' complaint was dismissed with prejudice in exchanged for Santa Rosa agreeing to certain specific design modifications of the Previously Approved Hotel Design, specifically a reduction in its maximum height from 6 stories and 78 feet, to a maximum of 4 stories and 55 feet. With the dismissal with prejudice of the COVE lawsuit, and the expiration of the applicable statutes of limitation for any further challenge to the Mitigated Negative Declaration, the Mitigated Negative Declaration, and the City of La Quinta's determinations with respect thereto, are now presumed to be adequate, complete and correct, and not subject to further legal challenge. Pursuant to CEQA Guideline Section 15164(b), the City may elect to prepare an addendum to the Mitigated Negative Declaration, under the circumstances present here, in connection with its consideration of the applicant's proposed modifications to the Previously Approved Hotel Design. 1.3 FINDINGS OF THIS ADDENDUM/INITIAL STUDY This Addendum/Initial Study has evaluated each of the issues addressed in the previously certified Mitigated Negative Declaration (see Checklist Form presented in Section 3.0 of this document). Based on this analysis and the information contained therein. there is substantial evidence to support the City's determination that the applicant's proposed modification to the Previously Approved Hotel. Design (i.e., the reduction in the maximum height of the hotel structure from 6 stories and 78 feet, to 4 stories and 55 feet), does not require major revisions to the previously certified Mitigated Negative Declaration. A comparison of the Previously Approved Project with the Proposed Project clearly demonstrates that the applicant's proposed modification does not cause any new significant environmental impacts nor does it increase the severity of any environmental impacts previously disclosed and analyzed in the Mitigated Negative Declaration. Pursuant to CEQA, and the State CEQA Guidelines, this Addendum/Initial Study is limited to examining the environmental effects associated with the changes between the Previously Approved Project and the Proposed Project now pending before the City. This focus is appropriate and permissible under CEQA due to the fact that the Mitigated Negative Declaration has already addressed the environmental impacts of development of the Previously Approved Project. and the City of La Quinta certified that Mitigated Negative Declaration as being adequate and meeting the provisions of CEQA on February 6, 2001. -2- Pursuant to CEQA, and the State's CEQA Guidelines, the City of La Quinta is conducting this Addendum/Initial Study in order to determine whether, as a result of any differences in environmental impacts between the Previously Approved Project and the Proposed Project, any changes in circumstances, or any new information of substantial importance, a new Mitigated Negative Declaration or Subsequent Environmental Impact Deport (SEIR) must be prepared in connection with the Proposed Project. Pursuant to Public Resources Code Section 21166 of CEQA, and CEQA Guideline Section 15164, an addendum may be prepared for the proposed project if the City determines, based on substantial evidence, that none of the following circumstances (set forth in Guideline Section 15162) are present: 1. Substantial changes are proposed to the project that require major revisions of the previously certified Mitigated Negative Declaration and/or preparation of a SEIR due to the involvement of new significant environmental effects, or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes have occurred with respect to the circumstances under which the project has been undertaken which will require major revisions of the previously certified Mitigated Negative Declaration or preparation of a SEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous Mitigated Negative Declaration was certified, shows any of the following: The project will have one or more significant effects not discussed in the previous Mitigated Negative Declaration; b. Significant effects previously examined will be substantially more severe than those identified and mitigated in the previously certified Mitigated Negative Declaration; C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternatives; or d. Mitigation measures or alternatives are considered different from those analyzed in the previously certified Mitigated Negative Declaration would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt mitigation measures or alternatives. This Addendum/Initial Study also reviews the changes, if any, to existing conditions that may have occurred since the Mitigated Negative Declaration was certified by the City Council in February 6, 2001. It also reviews, to the extent any exists, any new information of substantial importance that was not known, and could not have been known, with the exercise of reasonable diligence, at the time the City certified the Mitigated Negative Declaration on February 6, 2001. It further examines, whether, as a result of any changes or any new information, a new Mitigated Negative Declaration, or SEIR, must be prepared in order to comply with the requirements of CEQA. This examination focuses on the analyzes required by Section 21166 of CEQA, and CEQA 52 r Guideline Sections 15162, 15163 and 15164, and their applicability to the Proposed Project. The focus of this examination is on whether the previously certified Mitigated Negative Declaration, as updated by this Addendum/Initial Study, adequately addresses the impacts of the Proposed Project. Since existing environmental conditions have not changed considerably since the Mitigated Negative Declaration was certified by the City on February 6, 2001, this Addendum/Initial Study focuses on the proposed modifications to the Previously Approved Project. This Addendum/Initial Study relies on the Initial Study/Environmental Checklist Form, as suggested in State CEQA Guideline Section 15063. Section 3.0 of this document contains that Checklist Form and explains the basis for each response to the questions on the form. 1.4 EVAL UA TION OF ENVIRONMENTAL IMPACTS This Addendum/Initial Study uses an Environmental Checklist Form (the Form) to compare the anticipated environmental effects, if any, of the Proposed Project with those disclosed and mitigated in the previously certified Mitigated Negative Declaration, and determines whether any of the conditions described above in CEQA Guideline Section 15162(a) require preparation of a SEIR or new Mitigated Negative Declaration. The Form is used to review the potential environmental effects of the Proposed Project for each of the following areas: -4- Aesthetics Agricultural Resources Air Quality o Biological Resources e Cultural Resources e Geology/Soils e Hazards and Hazardous Materials ® Hydrology/Water Quality Land Use/Planning w Mineral Resources e Noise s Population/Housing • Public Services ■ Recreation • Transportation/Traffic s Utilities/Service Systems e Mandatory Findings of Significance (including accumulative impacts) The Form is found in Section 3.0 of this Addendum/Initial Study. It contains a series of questions about the Proposed Project for each of the areas identified above, followed by an explanation. The Fonn provides the information, analysis and substantial evidence upon which the City of La Quinta may make its determination that no SEIR or new Mitigated Negative Declaration is required for the proposed Project. 1.5 EXISTING DOCUMENTS TO BE INCORPORATED B I' REFERENCE Section 15150 of the State CEQA Guidelines permits an environmental document to incorporate by reference other documents that provide relevant data. The documents outlined below in this section are hereby incorporated by this reference, and the pertinent material is summarized throughout this Addendum/Initial Study. All documents incorporated by this reference are available for review at the City of La Quinta Community Development Department located at 78-495 Calle Tampico, La Quinta, CA 92253. • The Santa Rosa Plaza Specific Plan and Village Use Permit 2000-005. The Santa Rosa Plaza Specific Plan, and Village Use Permit 2000-005, provides a summary of the Previously Approved Project, specifies appropriate land uses, intensity of use, and development standards which are consistent with City of La Quinta General Plan goals, objectives and policies. • The Mitigated Negative Declaration and Environmental Assessment 2000- 406, for the Santa Rosa Plaza Specific Plan and Related Entitlements. The Mitigated Negative Declaration previously certified by the City Council en February 6, 2001, addresses potential environmental impacts of the Previously Approved Project, and determines in each instance whether any potential environmental impact is either not significant or. if potentially significant, is mitigated to the level of insignificance by the mitigation measures and conditions of approval imposed upon the Previously Approved Project. • The Applicant's Submission of a Request for Modification. The applicant has submitted a request for a modification to its previously approved Village Use Permit, pursuant to City Ordinance § 9.200.090. in connection with that application, the applicant has submitted a revised fine of sight analysis/report assessing the proposed Project's beneficial affects on scenic views, and an updated letter from the applicant's engineer, confirming that the proposed modification to the Previously Approved Hotel Design does not alter the traffic circulation plan or the previously approved parking plan. -5- f 1.6 CONTACT PERSONS ; The lead agency for the Addendum/Initial Study for the Proposed Project is the City of La Quinta. Inquiries concerning this Addendum/Initial Study should be made to Jerry Herman, Community Development Director, City of La Quinta, 78-495 Calle Tampico, La Quinta, CA 92253. H 2.0 PROJECT DESCRIPTION 2.1 PROJECT SITE SETTING The Previously Approved Project site (the "Site") is located in the Coachella Valley, within the incorporated City of 1_,a Quinta as shown on Figure 1 to this Addendum/Initial Study. The Site is bounded by Calle Tampico on the south, Desert Club Drive on the east, Avenida Bermudas on the west, and the Whitewater Channel/Duna La Quinta Golf Course on the north. The Site is shown on Figure 2 to this Addendum/Initial Study. The Site consists of Assessor's Parcel 770-020-001 and 770-020-002 (14.3 gross acres). 2.2 PROPOSED DISCRETIONARYACTIONS The applicant has submitted a request for modification to the previously approved Village Use Permit Number 2000-005, pursuant to City Ordinance § 9.200.090, requesting that the City's Community Development Director approve a modification to the Previously Approved Hotel Design, that would reduce its maximum height from b stories and 78 feet, to 4 stories and 55 feet. This application is made in order to implement the terms of the settlement agreement previously described in this Addendum/Initial Study. Pursuant to City Ordinance § 9.200.090, the Community Development Director has the authority to consider such an application for a modification to a previously approved Village Use Permit, and may: (1) grant it; (2) deny it; or (3) determine that the proposed modification is significant and refer it for decision to the original final decision-making body, here the City Council. dA 3.0 INITIAL STUDY/ENVIRONMENTAL CHECKLIST FORM COMPARING ENVIRONMENTAL IMPACTS OF PREVIOUS PROJECT AND OF PROPOSED PROJECT CITY OF LA QUINTA INITIAL STUDY 1. INTRODUCTION This Initial Study has been prepared in accordance with relevant provisions of the California Environmental Quality Act (CEQA) of 1970 as amended, the Guidelines for Implementation of the California Environmental Quality Act (C'EO.4 Guidelines), and the City of Gardena Environmental Guidelines. Section 15063(c) of the CEQA Guidelines indicates that the purposes of an Initial Study are to: 1. Provide the lead agency, in this case the City of La Quinta, with information to use as the basis for deciding whether to prepare an environmental impact report (EIR) or negative declaration; 2. Enable an applicant or lead agency to mollify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a negative declaration; 3. Assist the preparation of a EIR, if one is required, by: a. Focusing the EIR on the effects determined to be significant, b. ldentifi,ing the effects determined not to be significant. C. Explaining the reasons why potentially significant effects would not be significant. and d. ldentiA ing whether a program EIR, tiering, or another appropriate process can be used for analysis of a project's environmental effects. 4. Facilitate environmental assessment earl)' in the design of a project: 5. Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment: 6. Eliminate unnecessary EIRs: 7. Determine whether a previously prepared EIR could be used with the project. According to Section 15063(b)(1) of the CEQA Guidelines, if the lead agency determines that there is substantial evidence that any aspect of the project. either individually or cumulatively, may cause a significant effect on the environment. regardless of whether the overall effect of the project is adverse or beneficial, the- lead agency shall do one of the following: 1. Prepare an EIR, 2. Use a previously prepared EIR which the lead agency determines would adequately analyze the project at hand, or 3. Determine, pursuant to a program EIR. tiering, or another appropriate process, which of a project's effects were adequately examined by an earlier EIR or negative declaration. The lead agency shall then ascertain which effects, if any, should be analyzed in a later EIR , negative declaration or addendum. -8- r { ' 2. PROJECT INFORMATION Case No(s)./Project Title: General Plan Designation: Existing Zoning: Village Commercial County Assessor's Information: 770-020-002 Application For Modification To Village Use Permit 2000-005, pursuant to City Ordinance Section 9.200.090 Village Commercial Existing Land Use: Vacant land Map Book No. Page List of other agencies whose approval is required: (e.g., permits, financial approval, participating agreement) Coachella Valley Water District Parcel 770-020-001 and Site Description: (Describe the project site as it exists before the project, including information on topographv, soil stability, plants and animals, historical or scenic aspects.) The 14.3 acre site is vacant land located on the north side of Calle Tampico between Avenida Bermudas and Desert Club Drive in the downtown area and has a General Plan land use designation of Village Commercial. The project site is generally flat, with natural vegetation. and has a gradual slope down to the north. The property has a few elevated mounds which are as high as five feet. The southern portion has been cleared and is currently being used as parking for an adjacent restaurant. The frontage along Calle Tampico has been improved with curb, gutter and a meandering sidewalk. The frontage along Desert Club Drive has also been improved with sidewalk. curb and gutter. The Whitcwater Storm Water Channell6una La Quinta golf course border the northern boundary of the site. Surrounding Properties: (Describe the surrounding properties and the effect the proposed project will have on the area.) North: La Quinta Evacuation Channel South: Three retail commercial lots are developed at the southwestern corner. including a convenience store and restaurant. Calle Tampico, and vacant Village Commercial Land. also occur to the south. East: Desert Club, vacant Village Commercial Land, and Medium Density Residential land built out with a school facility. West: Avenida Bermudas, and vacant Village Commercial and Medium High Density Residential land. Project Sponsor's Name and Address: Santa Rosa Plaza, LLC P.O. Box 1503 Palm Desert. California 92261 Project Description: (Describe the whole action involved including but not limited to later phases of the project, and anv secondary, support, or off-site features necessaryfor its implementation.) On February 6, 2001 the City Council approved Specific Plan 2000-050, Village Use Permit 2000-005. and Parcel Map 29909. The Village Use Permit related exclusively to the hotel building portion of the project. The applicant now seeks approval of modification to that Village Use Permit only, relating exclusively to the hotel portion of the Previously Approved Project. The proposed modification would reduce the maximum height of the hotel building from the previously approved 6 stories/78 feet, to a maximum height of 4 stories/55 feet. The total number or hotel rooms for the hotel building (145) would remain the same. by rcconftgurin,g the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. This modification. to reduce the height of the hotel, would not change the traffic circulation plan or parking plan previously submitted and approved by the City. A detailed depiction of the revised Hotel Design was submitted with the application for modification of the Village Use Permit, and is incorporated herein by ibis reference. In 3. DETERMINATION Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project. involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated;' as indicated by the analysis on the following pages. ❑ Land Use and Planning ❑ Population and Housing ❑ Geophysical ❑ ❑ Water ❑ Air Quality Environmental Determination. The basis of this initial evaluation: Transportation/Circulation Public Services Biological Resources LI—IJ Utilities and Service Systems Energy and Mineral Resources L❑J Aesthetics Hazards {— I Cultural Resources Noise L❑J Recreation Mandatory Findings of Significance The proposed project, as compared to the previously approved project, COULD NOT have a significant effect on X the environment, and therefore an Addendum to the previously certified Mitigated Negative Declaration has been prepared to address the modification to the hotel building's design. Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this ease because the mitigation measures described have been added to the project. A MITIGATED ❑ NEGATIVE DECLARATION will be prepared. The project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. The proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by ❑ mitigation measures based on the earlier analysis as described on the following pages, if the effect is a "potentially significant impact" or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Although theproposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR ❑ pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR. including revisions or mitigation measures that are imposed upon the proposed project. COMMENTS: This proposed modification, reducing the maximum height of the hotel building, is the hype of project revision which is most appropriately addressed by an addendum to the previously certified Mitigated Negative Declaration (CEQA Guideline 15164). As explained in more detail below on the checklist forth. the proposed modification to the hotel design causes no new or more severe impacts than those previously disclosed and mitigated in the previously certified Mitigated Negative Declaration. With respect to any potential aesthetic or view impacts. the proposed modification actually results in less impacts vis a vis the previously approved project, by reducing the maximum height of the hotel building from 78 feet to 55 feet. The determinations with respect to potential impacts below are based on a comparison of the Proposed Project with the Previously Approved Project, to determine whether the proposed modification to the hotel building might result in any new or more severe impacts than those previously disclosed and analyzed in the Mitigated Negative Declaration, certified by the City Council on February 6, 2001. Jerry craian. Community cve opmentirector, tty of La 11wnta DATE: June 27, 2001 -10- 4: ENVIRONMENTAL IMPACTS Explanation of Evaluations: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g.. the project falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based on project -specific factors as well as general standards (e.g.. the project will not expose sensitive receptors to pollutants, based on a project - specific screening analysis), or as here where the determination of Impact Is narrowly based on a comparison of the previously approved project with the new revised project, reducing the height of the hotel building. 2. All answers must take account of the whole of the action involved, including off-site as well as on-site, cumulative as well as project -level, indirect as well as direct. and construction as well as operational impacts. 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact' entries when the determination is made, an EIR is required. Evaluation of Environmental Impacts: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised r Hotel Design maintains the same number of hotel rooms, 145 rooms. by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. There are no proposed modifications which would change or affect the traffic circulation plan or parking plan previously approved by the City on F=ebruary 6. 2001. Therefore, the Proposed Project would not have any new or more severe impacts with respect to Land Use And Planning. Further 5tudv Required: No further analysis is required regarding this topic. -11- Potentially Potentially Significant Less than I, LAND USE AND PLANNING. Would the Significant Unless Sienificant Impact Mitieated Impact No Impact proposal: a. Conflict with general plan designation or zoning? X b. Conflict with applicable environmental plans or policies i—} I� X adopted by agencies with jurisdiction over the project? C. Be incompatible with existing land use in the vicinity?I—"i Lf—IJ El X C. Affect aericultural resources or operations (e.g.. impacts L� it U X to soils or farmlands, or impacts from incompatible land uses)? d. Disrupt or divide the physical arrangement of an❑ O X established community (including a low income or minority community)? Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised r Hotel Design maintains the same number of hotel rooms, 145 rooms. by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. There are no proposed modifications which would change or affect the traffic circulation plan or parking plan previously approved by the City on F=ebruary 6. 2001. Therefore, the Proposed Project would not have any new or more severe impacts with respect to Land Use And Planning. Further 5tudv Required: No further analysis is required regarding this topic. -11- Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more impacts with respect to Population and Housing. Further Studv Reouired: No further analysis is required regarding this topic. Potentially Potentially II. POPULATION AND HOUSING. would the Potentially Significant Less than proposal: Significant Impact Unless Mitigated Significant Impact No Impact a. Cumulatively exceed official or local populationF^E Unless Mitigated El X El projections? Fault rupture? O ❑ b. Induce substantial growth in an area either directly ori—I FI b. x indirectly (e.g., through projects in an undeveloped area 171 F1 X or extension of major infrastructure)? Seismic ground failure, including liquefaction? ❑ Q C. Displace existing housing, especially affordable housing? EJ ❑ EJ X Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more impacts with respect to Population and Housing. Further Studv Reouired: No further analysis is required regarding this topic. Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more severe impacts with respect to Geologic Problems. Further Studv Required: No further analysis is required regarding this topic. -12- r Potentially III. GEOLOGIC PROBLEMS. Would the proposal Sig cant ss than result in or expose people to potential impacts involving: Significant Impact Unless Mitigated Le Impact No Impact a. Fault rupture? O ❑ ❑ X b. Seismic ground shaking? ® 171 F1 X C. Seismic ground failure, including liquefaction? ❑ Q ❑ X d. Seiche, tsunami, or volcanic hazard? ❑ (-3 ❑ X e. Landslides or mudflows? ❑ E-1 ❑ X f Erosion, changes in topography or unstable soila X conditions from excavation, grading or fill? g. Subsidence of the land? ❑ n X h. Expansive soils? 0 EJ X i. Unique geologic or physical features? El El ❑ X Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more severe impacts with respect to Geologic Problems. Further Studv Required: No further analysis is required regarding this topic. -12- r -14- Potentially VI: TRANSPORTATION/CIRCULATION. Potentially Significant Significant Unless Less than Significant Would the proposal result in: Impact Mitigated Impact No Impact a. Increased vehicle trips or traffic congestion? D FJ ❑ X b. Hazards to safety from design features (e.g., sharp curves El l LL�� E X or dangerous intersections) or incompatible uses (e.g., farm equipment)? C. Inadequate emergency access or access to nearby uses? ❑ 0 F1 X d. Insufficient parking capacity on-site or off-site? El ❑ ❑ X e. Hazards or barriers for pedestrians or bicyclists? ❑ FJ F1 X f. Conflicts with adopted policies supporting alternative El ❑ X transportation (e.g., bus turnouts, bicycle racks)? g. Rail. waterborne, or air traffic impacts? FJ ❑ X Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from b stories/78 feet to 4 stories/55 feet. -rhe Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. No change is proposed by the applicant with respect to the previously approved traffic circulation plan or parking plan. Therefore. the Proposed Project would not have any new or more severe impacts with respect to transportation/circulation impacts. Further Study Required: No further analysis is required regarding this topic. Potentially VII. BIOLOGICAL RESOURCES. Potentially Simp c Significant Unless Less than Significant Would the ro osal result in impacts to: proposal p i impact Mitigated Impact No Impact a. Endangered, threatened, or rare species or their habitats D X (including but not limited to plants. fish. insects. animals. and birds)? b. Locally designated species (e.g.. heritage trees)? O F-1 O X C. Locally -designated natural communities (e.g.. oak forest, El Z X coastal habitat, etc.)? d. Wetland habitat (e.g.. marsh. riparian. and vernal pool)? X e. Wildlife dispersal or migration corridors? X -14- Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more severe impacts with respect to air quality. Further Study Required: No further analysis is required regarding this topic.. -1�- Potentially Potentially Significant Less than IV. WATER. Would the proposal result in: Significant Impact Unless Mitigated Significant Impact No Impact a. Changes in absorption rates, drainage patterns, or the rate I—I El X 1:1 and amount of surface runoff! b. Exposure of people or property to water -related hazards X a such as flooding? c. Discharge into surface waters or other alteration of 1-1 LJ X surface water quality (e.g., temperature, dissolved oxygen, or turbidity)? d. Changes in the amount of surface water in any water X body? e. Changes in currents, or the course or direction of water U LJ X 11 movements? f. Change in the quantity of ground waters, either throughI-1 El El 1:1 X direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? g. Altered direction or rate of flow of groundwater? El ❑ X h. Impacts to groundwater quality? ❑ F-1 X i. Substantial reduction in the amount of groundwater a ❑ X otherwise available for public water supplies? Documentation: The Revised Hotel Design by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. The applicant has submitted updated data and anal sis from its engineer demonstrating that the Revised Hotel Design will not significantly alter storm water retention capacity. Further Study Required: No further analysis is required regarding this topic. Potentially Potentially Significant Less than V. AIR QUALITY. Would the proposal: Significant Unless Significant Impact Mitigated Impact No Impact a. Violate any air quality standard or contribute to an 11X existing or projected air quality violation? b. Expose sensitive receptors to pollutants? F -IX c. Alter air movement, moisture, or temperature, or cause 1:1X any change in climate? d. Create objectionable odors? ® F-1 X Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore, the Proposed Project would not have any new or more severe impacts with respect to air quality. Further Study Required: No further analysis is required regarding this topic.. -1�- Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms. 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. No additional vacant lands or natural vegetation is disturbed by the proposed modification to the previously approved hotel building. Therefore. the Proposed Project would not have any new or more severe impacts with respect to Biological Resources. Further Study Required: No further analysis is required regarding this topic. Potentially Potentially Significant Less than VIII. ENERGY AND MINERAL RESOURCES. Significant unless significant Impact Mitigated Impact No Impact Would the proposal: a. Conflict with adopted energy conservation plans? ® F ❑ X b. Use non-renewable resources in a wasteful and inefficient El EI X P manner? UU l__I !1 Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building. reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore. the Proposed Project would not have any new or more severe impacts with respect to Energy and Mineral Resources. Further Studv Required: No further analysis is required regarding this topic. Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building. reducing its maximum height from 6 storicV78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the some number of hotel rooms. 145 rooms. by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore. the Proposed Project would not have any new or more severe impacts with respect to any of the hazards identified above In items IX (a) through (e). Further Study Required: No further analysis is required regarding this topic. -15- Potentially Potentially Significant Less than IX. HAZARDS. Would the proposal involve: Significant Impact Unless Mitigated Significant Impact No Impact a. A ri is of accidental explosion or release of hazardous I—I LJ El X substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? b. Possible interference with an emergency response plan or El X emergency evacuation plan? c. The creation of any health hazard or potential health El ❑ X hazard? d. Exposure of people to existing sources of potential health X hazards? e. Increased fire hazard in areas with flammable brush, ❑ EJ ® X grass, or trees? Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building. reducing its maximum height from 6 storicV78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the some number of hotel rooms. 145 rooms. by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore. the Proposed Project would not have any new or more severe impacts with respect to any of the hazards identified above In items IX (a) through (e). Further Study Required: No further analysis is required regarding this topic. -15- Potentially Potentially Significant Significant Unless X. NOISE. Would the proposal result in: Impact Mitigated a. Increases in existing noise levels? El EJ b. Exposure of people to severe noise levels? L1 n Documentation: Less than Significant Impact No Impact u X X The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms, 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Nothing in the proposed modification would increase existing noise levels or expose people to more severe noise levels. Further Required: No further analysis is required regarding this topic. XI. PUBLIC SERVICES. Would the proposal have an Potentially effect upon, or result in a need for new or altered government Significan[ igniPotentiallyint Significant Significant Unless Less than Significant services in any of the following areas: Impact Mitigated Impact No Impact a. Fire protection? ❑ ❑ X b. Police protection? ❑ ❑ X C. Schools? ❑ EJ X d. Maintenance of public facilities, including roads? ❑ ❑ ❑ X e. Other governmental services? O El ❑ X Documentation: The Proposed Project is a modification to the Village Use Permit previously approved for the hotel building. reducing Its maximum height from 6 stories/78 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel rooms. 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore. the proposed modification would not cause any new or more severe impacts to public services. Further Study Required: No further analysis is required regarding this topic. -16- XII. UTILITIES AND SERVICE SYSTEMS. Potentially 1r Would the proposal result in a need or new systems, or Potentially Significant Significant Unless Less than sst:nificarit substantia alterations to the following utilities:: 1 impact Mitigated Impact No Impact a. Power or natural gas? 11 F-1 F-1 X b. Communications systems? ❑ n n X c. Local or regional water treatment? E] ❑ ❑ X d. Sewer or septic tanks? ❑ 0 FJ X e. Stormwater drainage? 1:1 ❑ X El f. Solid waste disposal? ❑ 0 Q X Documentation: The Revised Hotel Design by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. That new wing will be located on part of the chip and put golf course, which is also an onsite retention area for storm water. The applicant has submitted updated data and analysis from its engineer demonstrating C j that the Revised Hotel Design will not significantly alter storm water retention capacity. i Further Study Required: No further analysis is required regarding this topic. Potentiallv Potentially Significant Less than XIII. AESTHETICS. Would the proposal: P P Significant Impact Unless Mitigated Significant Impact No Impact a. Affect a scenic vista or scenic highway? ❑ F-] X b. Have a demonstrable negative aesthetic effect? rj uu1—I F1 X C. Create light or glare? F-1 F-1 X Documentation: The Proposed Project is a modification to the Villagc Use Permit previously approved for the hotel building, reducing its maximum height from 6 stories/78 feet to 4 stories155 feet. The Revised Hotel Design maintains the same number of hotel rooms. 145 rooms, by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Therefore. the proposed modiiacation reducing the previously approved maximum height or the hotel will have a beneficial impact with respect to any purported adverse impacts on scenic vistas from the nearby residential area. The applicant has submitted a revised line of sight analysis/report demonstrating the beneficial affects of the proposed reduction in the maximum height of the Previously Approved Hotel Design. Further Study Required: No further analysis is required regarding this topic. -17- Potentially Potentially Significant Less than XIV. CULTURAL RESOURCES. Would the proposal: Significant Unless Significant Impact Mitigated Impact No Impact a_ Disturb paleontological resources? a r-1 X ❑ b. Disturb archaeological resources? a 0 X ❑ c. Affect historical resources? D ❑ X d. Have the potential to cause a physical change which ❑ ❑ X would affect unique ethnic cultural values? e. Restrict existing religious or sacred uses within the a X potential impact area? EJ Documentation: The proposed modification to the Previously Approved Hotel Design will by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip and putt course. Based on the information currently available to the City, the City does not anticipate that this addition to the hotel building's footprint will disturb any cultural resources beneath the surface. Nevertheless, to the extent that this additional building area disturbs any cultural resources, the existing mitigation measures specified in the certified Mitigated Negative Declaration shall apply to such construction activity and will mitigate any such potential impacts to a level of insignificance. Further Studv Required: No further analysis is required regarding this topic. Documentation: The proposed modification to the previously approved hotel building will not increase the number of hotel rooms and, therefore, does not create any additional demands for recreational facilities at the hotel. The Revised Hotel resign will result in a slight modification to the layout of the chip and put golf course adjacent to the hotel. but this modification will not create any adverse impact on the quality or use of that recreational amenity by hotel guests. Further Studv Required: No further analysis is required regarding this topic. Potentially Potentially Potentially Significant Less than Significant XV. RECREATION. Would the proposal: Significant Unless Significant Mitigated Impact No Impact Impact Mitigated Impact No Impact a. Increase the demand for neighborhood or regional parks� facilities? 11 11 1-1 X or other fish or wildlife population to drop below self sustaining b. Affect existing recreational opportunities? ® El X F] Documentation: The proposed modification to the previously approved hotel building will not increase the number of hotel rooms and, therefore, does not create any additional demands for recreational facilities at the hotel. The Revised Hotel resign will result in a slight modification to the layout of the chip and put golf course adjacent to the hotel. but this modification will not create any adverse impact on the quality or use of that recreational amenity by hotel guests. Further Studv Required: No further analysis is required regarding this topic. -18- 0 r Potentially Potentially Significant Less than XVI. MANDATORY FINDINGS OF Significant Unless Significant SIGNIFICANCE. Impact Mitigated Impact No Impact a. Does the project have the potential to significantly degrade I— } X the quality of the environment. substantially I�J reduce the habitat of a fish or wildlife species. cause a fish or wildlife population to drop below self sustaining levels. threaten to eliminate a plant or animal community. reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b, Does the project have the potential to achieve short-term, ® X to the disadvantage of long-term, environmental goals? -18- 0 r -19- c. Does the project have impacts which are individually X limited but cumulatively considerable? ("Cumulatively I I considerable"` means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current (� projects, and the effects of probable future projects.) I d. Does the project have environmental effects which will ® X cause significant adverse effects on human beings, either directly or indirectly? Documentation: The Proposed Project is a modification to the 'Village Use Permit previously approved for the hotel building. reducing its maximum height from 6 stories178 feet to 4 stories/55 feet. The Revised Hotel Design maintains the same number of hotel 145 rooms. by reconfiguring the hotel building to accommodate the affected hotel rooms on part of the chip rooms, and putt course. Nothing in the proposed modification would implicate or trigger a finding of mandatory significance for any of the categories outlined in sections XVI (a) through (d) above. Further Study Required: No further analysis is required regarding this topic. -19- 4.0 ADDENDUM FINDINGS AND CONCLUSION The Mitigated Negative Declaration for the Previously Approved Project was approved and certified by the City Council on February 6, 2001. The COVE lawsuit challenging the City's certification of that Mitigated Negative Declaration was dismissed with prejudice on April 18, 2001. 2. The applicant's proposed modification to the Previously Approved Hotel Design does not constitute a substantial change which will require major revisions of the Mitigated Negative Declaration, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, that were previously mitigated to a level of insignificance. No substantial changes have occurred with respect to the circumstances under which the Proposed Project will be undertaken, which will require major modifications or revisions of the Mitigated Negative Declaration, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, that were previously mitigated to a level of insignificance. 4. No new information of substantial importance which was not known, and could not have been known. with the exercise of reasonable diligence, at the time the Mitigated Negative Declaration was adopted, has become available which shows any of the bases for requiring a Subsequent EIR or New Mitigated Negative Declaration under CEQA Guidelines Section 15162(a)(3). 5. Based upon these findings and the Environmental Checklist Form in § 3.0, the City has determined that no SEIR or new Mitigated Negative Declaration is required or appropriate under Public Resources Code § 21166, and that an Addendum is sufficient to make the previously certified Mitigated Negative Declaration apply to the Proposed Project. 6. These factual findings are based upon the previously certified Mitigated Negative Declaration, this Addendum/Initial Study, the submission of the applicant, including but not limited to the revised line of sight analysis/report and the updated letter of the applicant's engineer on the Proposed Project, and the records and files of the City's Planning Department. -20- RESOLUTION NO. 2001-101 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING MODIFICATION TO VILLAGE USE PERMIT 2000-005, REDUCING THE MAXIMUM HOTEL BUILDING HEIGHT CASE NO.: MODIFICATION TO VILLAGE USE PERMIT 2000-005 APPLICANT: SANTA ROSA PLAZA, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day of February 2001, consider and approve the application of Santa Rosa Plaza, LLC to develop a 145 -room hotel and perimeter improvements on a portion of a 14.3 acre site by adopting the following four resolutions: (1) Resolution No. 2001- 08, certifying a mitigated negative declaration of environmental impact for Environmental Assessment 2000-406 prepared for Specific Plan 2000-050, Village Use Permit 2000-005 and Tentative Parcel Map 29909; (2) Resolution No. 2001-09, approving design guidelines and development standards for development of a hotel, casitas and commercial retail/office space on 14.3 acres; (3) Resolution No. 2001-10, approving Village Use Permit 2000-005 to allow development of a 145 -room hotel and perimeter improvements; and (4) Resolution No. 2001-11, approving Tentative Parcel Map 29909 to allow the subdivision of 14.3 acres into nine numbered lots and two lettered lots (collectively, the "Previously Approved Project"); and WHEREAS, a lawsuit entitled Conserve Our Vi//age Environment v. City of La Quinta, Riverside County Superior Court Case No. INC 021658 (the "COVE Lawsuit"), was filed subsequently by petitioners COVE and Kimberly Bird challenging the City's actions in certifying the Mitigated Negative Declaration for the Previously Approved Project; and WHEREAS, prior to any determination by the Superior Court on the merits of the COVE Lawsuit, Santa Rosa Plaza, LLC and the petitioners reached a settlement, whereby the COVE Lawsuit was dismissed with prejudice, in exchange for the project applicant agreeing to certain design modifications of the Previously Approved Project, limiting the maximum height of the main hotel building to four stories and fifty-five feet, rather than the previously approved six stories and seventy-eight feet; and WHEREAS, to implement the settlement agreement in the COVE Lawsuit, the project applicant filed a proposed modification of Village Use Permit 2000-005 with the City's Community Development Director, as required by Municipal Code Section 9.200.090. This modification maintains the same number of hotel rooms as previously approved, but reduces the maximum height of the hotel to four stories and fifty-five feet as required by the parties' settlement agreement (the "Revised Project"); and Resolution No. 2001-101 Village Use Permit 2000-005 Santa Rosa Plaza Adopted: August 7, 2001 Page 2 WHEREAS, after reviewing the application, and in light of the prior litigation concerning the Previously Approved Project, the City's Community Development Director elected to refer the application to the original decision-making authority, the City Council, as provided for in Municipal Code Section 9.200.090; and WHEREAS, the City has prepared an Addendum/Initial Study to examine the potential environmental effects of the proposed modification to Village Use Permit 2000-005 and to evaluate whether the Revised Project could have any new or more severe potential adverse environment effects beyond what was considered in the previously certified Mitigated Negative Declaration for the Previously Approved Project; and WHEREAS, the City has complied with the requirements of the California Environmental Quality Act ("CEQA"), the CEQA Guidelines, and "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council), in that: (1) the City has prepared an Addendum/Initial Study and determined that the Revised Project will not have any new or substantially more severe adverse environmental effects than the Previously Approved Project; (2) none of the circumstances permitting or warranting a subsequent environmental impact report or new mitigated negative declaration are present; and (3) the previously certified Negative Declaration for the Previously Approved Project, when considered with the Addendum/Initial Study, is adequate to fully address all potentially adverse environmental effects of the Revised Project; and WHEREAS, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify approval of the proposed modification to Village Use Permit 2000-005: 1. The proposed modification to the Village Use Permit is consistent with the City's General Plan in that the site is designated for Village Commercial. The use is consistent with the goals and policies and intent of the General Plan Land Use Element (Chapter 2) provided the previously imposed conditions are met. 2. The approval of this modification to the Village Use Permit is consistent with the Zoning Code and Specific Plan, in that construction of the hotel and perimeter improvements will conform to development standards outlined in Specific Plan 2000-050 namely parking, lighting, building height, setbacks and landscaping. The building height has been substantially reduced from the maximum height permitted under Specific Plan 2000-005. Resolution No. 2001-101 Village Use Permit 2000-005 Santa Rosa Plaza Adopted: August 7, 2001 Page 3 3. The application to modify Village Use Permit 2000-005 has been processed in compliance with CEQA. 4. The modification to Village Use Permit 2000-005 will not create conditions materially detrimental to the public health, safety and general welfare or injurious to, or incompatible with other land uses in that all potentially negative impacts of the modified hotel project have been mitigated to a level of insignificance through the previously adopted mitigation measures, including any potential impacts on aesthetics and visual resources, and the modification further reduces the potential for impacts by lowering the height of the structures. 5. The modification to Village Use Permit 2000-005 complies with the architectural design standards for Specific Plan 2000-050, and implements the architectural style, materials, colors, architectural details, and other architectural elements contained in that document, and in the Village Commercial Development Standards. 6. The design of the Revised Project is compatible with the surrounding development and the quality of design required in the Village at La Quinta Design Guidelines, in that it encourages pedestrian circulation, and provides site design elements which are compatible with surrounding properties and land uses. 7. The Revised Project is consistent with the landscaping standards and palette in Specific Plan 2000-050, and will provide plantings of sufficient size, variety and coverage to provide visual relief, screen undesirable views, and provide a harmonious transition to adjacent land uses, in conformance with the Village at La Quinta Design Guidelines. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That the City Council does hereby approve the proposed modification to Village Use Permit 2000-005 to allow development and architectural design of a 145 - room hotel and perimeter improvements, limited to a maximum height of four stories and fifty-five feet, and subject to the previously approved Conditions of Approval which are incorporated by this reference, with the modification to Condition No. 69 attached hereto. Resolution No. 2001-101 Village Use Permit 2000-005 Santa Rosa Plaza Adopted: August 7, 2001 Page 4 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 7th day of August 2001, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Pelia NOES: Council Member Adolph ABSENT: None ABSTAIN: None r),(�L- JO J0 PENA, qaor City of La Quinta, California ATTEST: JU GREEK, CMC, City Clerk City of La Quintic, California (City Seal) A AS TO FORM: City of La Quinta, California CITY COUNCIL RESOLUTION 2001-101 CONDITIONS OF APPROVAL VILLAGE USE PERMIT 2000-005 SANTA ROSA PLAZA AUGUST 7, 2001 Condition No. 69 shall be revised to read as follows: 69. Prior to the issuance of building permits the architectural plans shall be modified as follows: A. Windows throughout the building shall be recessed a minimum of 8 inches. B. On the east, west and north elevations, on walls where no windows or other surface relief occur, the walls shall be embellished with either raised banding, medallions or other appropriate articulation at regular intervals. C. No portion of the "ridgeline" of the main hotel building shall exceed 48 feet in height. No portion of the main hotel building shall exceed 48 feet in height except as follows: The center architectural tower/pediment shall have a maximum height of 55 feet. The main hotel building may have up to four additional architectural tower/pediments, two of which may have a maximum height of 52 feet, and two of which may have a maximum height of 50 feet. All height measurements shall be made from 42 feet above mean sea level.