PCRES 2003-063PLANNING COMMISSION RESOLUTION 2003-063
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A SPECIFIC PLAN TO ALLOW A 280 UNIT RESORT
RESIDENTIAL PROJECT FOR PROPERTY LOCATED TO
THE NORHTWEST OF THE INTERSECTION OF
COACHELLA DRIVE AND EISENHOWER DRIVE
CASE NO.: SPECIFIC PLAN 2003-065
APPLICANT: CENTEX DESTINATION PROPERITES
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 91h day of September, 2003, hold a duly noticed Public
Hearing to consider Specific Plan 2003-065, to allow a 280 unit residential project
on 44+ acres in Tourist Commercial and Open Space Zoning Districts for property
located on the northwest corner of Coachella Drive and Eisenhower Drive, more
particularly described as:
Assessor's Parcel Numbers 658-130-003 to —005
Parcel 1 of Lot Line Adjustment 2001-361
WHEREAS, on July 14, 2003, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment. All written comments are on file with the Community Development
Department; and
WHEREAS, the City's Architecture and Landscape Review Committee
reviewed this project on August 6, 2003, and on a 3-0 vote adopted Minute Motion
2003-031, recommending approval of the development plans, subject to specific
landscaping requirements being met during plan check under Site Development
Permit 2003-778; and
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 12`h day of August, 2003, continue the Public Hearing to the
91h day of September, 2003, without discussion on 4-0 vote; and
WHEREAS, the City's Historic Preservation Commission reviewed the
applicant's Phase II Archaeological Assessment on August 29, 2003, determining
site monitoring during grading activities and establishment of a conservation
easement were necessary pursuant to adoption of Minute Motion 2003-011; and
Planning Commission Resolution 2003-063
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
WHEREAS, the Community Development Department published the
Public Hearing notice in the Desert Sun Newspaper on July 22, 2003, for the
August 12, 2003 Planning Commission meeting as prescribed by Section
9.200.110 (Public Notice Procedure) of the Zoning Code. Public Hearing notices
were also mailed to all property owners and residents within 500 feet of the site;
and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-478. Based upon this Assessment,
the project will not have a significant adverse effect on the environment; therefore,
a Mitigated Negative Declaration is recommended. A Notice of Intent to Adopt a
Mitigated Negative Declaration was posted with the Riverside County Recorder's
office on July 17, 2003, as required by Section 15072 of the California
Environmental Quality Act statutes; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following mandatory findings of approval to
justify a recommendation to the City Council for approval of said Specific Plan
2003-065, pursuant to Section 9.240.010 of the Zoning Code:
1 . This project is consistent with the goals, policies and intent of the La Quinta
General Plan insofar as the creation of townhouses and resort units in the
Tourist Commercial and Open Space land use areas will provide another type
of housing market for La Quinta, including a rental and amenity use program
between the developer and the La Quinta Resort and Club. The project is
consistent with Conditions as recommended requiring on- and off -site
improvements based on the City's General Plan Circulation Element
provisions per the requirements of Tentative Tract Map 31379.
2. The proposed Architectural Guidelines (Section 2.9.2 of Specific Plan 2003-
065) state that the development plans will use Spanish Colonial architectural
design elements that are exemplified at the La Quinta Resort and Club.
Building massing and scale are broken up providing an asymmetrical
character with the use of enclosed patios and courtyards. The building
materials include exterior plaster, wood, clay tile, brick, masonry, wrought
iron, carved stone, ceramic tile and other decorative materials; building colors
are neutral usually off-white and cream colors with brighter colors used for
accent. The Plan identifies schematic examples of roof forms, walls,
doorways, windows, columns, exterior stairways and other pertinent exterior
Planning Commission Resolution 2003-063
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
elements that are defined in the Site Development Permit Architectural
Booklet.
3. Approval of this Specific Plan will not be detrimental to the public health,
safety or general welfare, nor be incompatible with surrounding resort
residential properties, pursuant to the implementation of the development
plans (i.e., Site Development Permit 2003-778 and Tentative Tract Map
31379) and the Mitigation Measures contained in Environmental Assessment
2003-478.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the Planning Commission in this case; and
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2003-478 in that no significant effects on the
environment were identified, provided mitigation measures are met; and
3. That it does hereby recommend to the City Council approval of Specific Plan
2003-065 for the reasons set forth in this Resolution, and subject to the
attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 91h day of September, 2003, by the
following vote, to wit:
AYES: Commissioners Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: Commissioners Abels and Daniels
ABSTAIN: None
1
TOM KIRK, Chairman
`City of La Quinta, California
Planning Commission Resolution 2003-063
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
W.
iY HERUAN, Community Development Director
of La Quinta, California
PLANNING COMMISSION RESOLUTION 2003-063
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2003-065, CENTEX
SEPTEMBER 9, 2003
GENERAL
1 . The applicant/property owner 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 application and any other challenge pertaining to this project. This
indemnification shall include any award toward attorney's fees.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Minor changes, as determined by the Community Development Director to be
consistent with the intent and purpose of the Specific Plan, may be approved.
Examples include modifications to landscaping materials and/or design, parking
and circulation arrangements not involving reductions in required standards
beyond those identified in the Specific Plan, or other revisions necessary due
to changes in technical plan aspects such as drainage, street improvements,
grading, etc. Such changes may be approved on a staff -level basis and shall
not constitute a requirement to amend the Specific Plan. Consideration for
any modifications shall be requested in writing to the Director and submitted
with appropriate graphic and/or textual documentation in order to make a
determination on the request.
3. All plant materials within the perimeter retention basins shall be safe for
consumption by the Peninsular bighorn sheep as required by the Department
of Fish and Game. The use of oleander shrubs is not permitted.
4. The developer shall comply with all applicable conditions of Tentative Tract
Map 31379, Site Development Permit 2003-778 and Mitigation Measures for
EA 2003-478.
FIRE DEPARTMENT
5. Final conditions will be addressed when plans are reviewed. A plan check fee
must be paid to the Fire Department at the time construction plans are
submitted. For additional assistance, please contact the Fire Department
Planning & Engineering staff at (760) 863-8886.
Planning Commission Resolution 2003-063
Conditions of Approval - Adopted
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
MISCELLANEOUS
6. Toe of slope grading activities shall be in compliance with the proposed
grading plan, unless otherwise approved by the City Engineer during plan
check consideration.
7. Prior to issuance of a grading permit or map recordation, the final Conditions
of Approval shall be incorporated in the Final Specific Plan document.
Applicant shall work with staff to correct internal document inconsistencies
prior to final publication of Specific Plan document. A minimum of seven
copies of the final document shall be submitted to the Community
Development Department.
8. The City Engineer shall approve the width of private streets and on -street
parking areas during plan check review of Tentative Tract Map 31379.
9. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
10. Parking lot light fixtures for the clubhouse facilities shall be fully shielded and
may not exceed an overall height of 10'-0" as measured from adjacent paved
surfaces. All other open parking and greenbelt areas shall be lit with bollard
light fixtures not exceeding 60-inches tall and 75 watts. Under -canopy
lighting is permitted for carport structures.
11. A permit from the Community Development Department is required for any
temporary or permanent signs, subject to the provisions of Chapter 9.160 of
the Zoning Code. The permanent identification sign for the project on
Eisenhower Drive shall be limited to a maximum size of 24 square feet (double
sized) and not exceed six feet in height. Accessory signs within the
development shall not exceed 12 square feet. Accessory signs may be posted
on walls, buildings or freestanding poles not exceeding eight feet in overall
height. Internally illuminated signs are not allowed except for use within the
clubhouse building.
12. The minimum parking ratio for the project is 2.25 for townhouses, -
1 .0/bedroom for resort units, and 1 .0/300 square feet for clubhouse buildings.
The final parking design and number of spaces shall be determined during plan
Planning Commission Resolution 2003-063
Conditions of Approval - Adopted
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
check consideration, subject to final approval by the Community Development
Department. Each resort residential unit shall have a designated garage or
carport parking space.
13. Timeshare units shall require review consideration by the Planning Commission
under a Conditional Use Permit application.
14. The developer shall enter into a Development Agreement with the City of La
Quinta for the payment of Transient Occupancy Tax (TOT) for this
development. This Agreement must be signed and recorded prior to issuance
of any development permits (i.e., infrastructure, grading, building, etc.) being
authorized.
Centex and the owner of the La Quinta Hotel and/or its affiliates (collectively,
"KSL") shall enter into one or more contracts which will allow the purchasers
of residences within the boundaries of SP 2003-065 the opportunity to
purchase golf club and/or social memberships issued by KSL. In addition,
Centex and KSL shall enter into one or more contracts pursuant to which the
purchasers of residential units within the boundaries of SP 2003-065 shall
have the right to make their residential units available to KSL for the purpose
of allowing KSL to rent and manage the same on behalf of such purchasers.
Renters under such KSL managed rental program shall have access to La
Quinta Hotel facilities and amenities. A copy of the executed contracts shall
be delivered to the Community Development Department before issuance of a
building permit for a residential dwelling unit.
15. The following permitted land use activities shall be eliminated from the
Specific Plan booklet:
Planning Area I
PA II
PA III
PA IV
Recreation
Recreation (tennis club
Semi -Public (library
Recreation (tennis club
(tennis club and
and live entertainment)
and museums)
and health clubs, and
live
Semi -Public (library
live entertainment)
entertainment)
and museums)
Semi -Public (library,
Semi -Public
Temporary
museums and
(library and
(construction facilities)
pools/spas)
museums)
Office/Health Services
Accessory (parking
and Dining, Drinking,
Temporary
facilities)
and Entertainment
(outdoor events
Temporary (outdoor
along the
events)
perimeter of the
1
1 Office/Health Services
Planning Commission Resolution 2003-063
Conditions of Approval - Adopted
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
development)
and Dining, Drinkinq,
and Entertainment
16. Chapter 3.6 (Site Development Permits) of the Specific Plan document shall be
amended to only include the last paragraph of Section 3.6.3 which states:
"Procedures for review of Site Development Permits shall be in accordance
with the provisions of Chapter 9.210 DEVELOPMENT REVIEW PERMITS of
the La Quinta Municipal Code."
17. Large outdoor events for residents and guests shall be confined to the
proposed clubhouse facilities. A Temporary Use Permit application is required
when events exceed 800 people. Fireworks shows (i.e., ground displays only)
are not allowed, unless written permission is obtained from the Fire Marshal,
Department of Fish and Game, and City of La Quinta.
18. Clubhouse expansion projects greater than 5,000 square feet in size shall be
reviewed and approved by the Planning Commission.
19. An eight -foot high masonry wall may be built along the east property line,
subject to approval from the property owner of Tract 29436. Project entry
gates and wall pilasters may not exceed an overall height of 9'-0".
20. A minimum five -stall bicycle rack shall be installed at the clubhouse.
21. No more than 280 residential units shall be built on the 44.6-acre site.
22. Detached casitas or guesthouse units are not permitted within the boundaries
of the project.
23. Residential buildings and carports structures within Planning Area II shall not
exceed 19 feet and 10 feet in overall height, respectively.
24. A temporary off -site sales facility is permitted to be established to the south
of the project prior to the issuance of a grading permit, subject to approval of
the Minor Use Permit by the Community Development Department.
25. Zoning Code requirements of Section 9.60.320 (Resort Residential) shall be
met unless otherwise prescribed by the Specific Plan document. The minimum
rear yard setback for Planning Areas I and 11 shall be five feet. Community
Planning Commission Resolution 2003-063
Conditions of Approval - Adopted
Specific Plan 2003-065, Centex
Adopted: September 9, 2003
pool buildings within Planning Areas I and II shall be limited in overall height to
20 feet.
26. No commercial communication facilities are permitted within Planning Areas I
through IV. Residential dwellings shall be limited to one 18-inch diameter
wall -mounted satellite dish for television and Internet needs.
27. Rental units shall not be less in size than 420 square feet. The minimum
house size is 1,300 square feet.
28. Bullet #3 under Section 3.5.1(A) shall be deleted and replaced with the
following statement: "All substantial architectural changes shall be reviewed
and approved by the Architecture and Landscaping Review Committee (ALRC)
and Planning Commission."