PCRES 2004-100 Griffin Ranch SP 2004-074PLANNING COMMISSION RESOLUTION 2004-100
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF DEVELOPMENT PRINCIPLES AND DESIGN
GUIDELINES FOR A SPECIFIC PLAN TO ALLOW 303 SINGLE-FAMILY
LOTS ON A ± 199 ACRE SITE
CASE NO: SPECIFIC PLAN 2004-074
APPLICANT: TRANSWEST HOUSING
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 141h day of December, 2004 hold a duly noticed Public
Hearing, continued from November 9 and November 23, 2004, to consider a
request by Transwest Housing for approval of development principles and design
guidelines for a Specific Plan to allow a 303 lot single family subdivision on a
± 199 acre site, generally located on the south side of Avenue 54, the east side of
Madison Street, the north side of Avenue 55, to '/4 mile west of Monroe Street,
more particularly described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T6S, R7E, S.B.B.M.
WHEREAS, the La Quinta Community Development Department has
prepared Environmental Assessment 2004-526, and has determined that, although
the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because mitigation measures incorporated
into the project approval will mitigate or reduce any potential impacts to a level of
non -significance; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.240.010 of the Zoning Code to justify recommending to the City Council
approval of said Specific Plan:
1. Consistency with the General Plan: The proposed Specific Plan is consistent
with the goals and policies of the General Plan in that the design, height,
scale and mass of the project is compatible with the Very Low Density
Residential (VLDR) Land Use designation, as applied to the property under
General Plan Amendment 2004-103.
2. Public Welfare: Approval of the proposed project will not create conditions
materially detrimental to public health, safety and general welfare in that this
issue was considered in Environmental Assessment 2004-526, and no
significant health or safety impacts were identified for the proposed project.
Planning Commission Resolution 2004-100
Specific Plan 2004-074— Transwest Housing
December 14, 2004
3. Land Use Compatibility: The proposed Specific Plan is compatible in terms of
surrounding land uses, in that other residential projects are being developed in
the immediate area of the subject land, as lower density country clubs. The
proposed project will be a private gated community, and incorporates a rural
design theme and equestrian accommodation in an area that is considered
transitional between Low and Very Low Density rural, agrarian and equestrian
uses. The VLDR designation provides for an appropriate transitional land use.
4. Property Suitability: The proposed project is suitable and appropriate for the
subject property, in that it is located in an area considered Low and Very Low
density country club communities, transitioning to equestrian and agricultural
uses to the east. The project provides a transition between urban low density
uses and more rural, residential/equestrian or agricultural uses. The Specific
Plan can be served without adverse impact by all necessary public services
and utilities.
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 for this Specific Plan;
2. That it does hereby recommend to the City Council approval of Specific Plan
2004-074 for the reasons set forth in this Resolution, subject to the
Conditions of Approval attached hereto;
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 14th day of December, 2004, by the
following vote, to wit:
AYES: Commissioners Daniels, Krieger, Ladner, and Quill
NOES: None
ABSENT: Chairman Kirk
ABSTAIN: None
City of La Quinta, California
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Planning Commission Resolution 2004-100
Specific Plan 2004-074- Transwest Housing
December 14, 2004
ATTEST:
THOMAS P. GENOVESE, City Manager/
Interim Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-100 EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2004-074
GRIFFIN RANCH
DECEMBER 14, 2004
GENERAL CONDITIONS OF APPROVAL
1. Specific Plan 2004-074 (SP 2004-074) shall be developed in compliance
with these conditions, and the approved Specific Plan document. In the
event of any conflicts between these conditions and the provisions of SP
2004-074, these conditions shall take precedence.
2. The applicant 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 Specific
Plan or any application thereunder. The City shall have sole discretion in
selecting its defense counsel.
3. All changes to the Specific Plan which are required under these conditions
shall be made in a revised document to ensure consistency. All other
applicable conditions of approval for Tentative Tract Map 32879, and any
subsequent amendment(s), shall be incorporated into the revised text for SP
2004-074 as appendices. The project proponent shall submit five (5) copies
of the amended Specific Plan documents within 30 days of City Council
approval of the Specific Plan, or issuance of a grading permit, whichever
occurs later.
4. SP 2004-074 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
X Environmental Assessment 2004-526
X Tentative Tract Map 32879
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence.
5. 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, minor site,
building area 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
PAReports - PC\12-14-2004\GriffinRanchSP074\coa\coapcsp074.doc
Planning Commission Resolution 2004-100
Condtions of Approval - Adopted
Specific Plan 2004-074 - Transwest Housing
December 14, 2004
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. The general criteria set forth on Page 32 of the Specific Plan
document shall be applied as a guideline.
6. The Specific Plan document for SP 2004-074 (Griffin Ranch), dated October
7, 2004, shall be revised in conformance with the following:
A. The conditions of approval for SP 2004-074 and TT 32879 shall be
incorporated into the specific plan document as appendices.
B. Page 2 shall be amended to include a discussion of the nature and
extent of site plan, architectural and landscape concepts illustrated in
the plan, essentially conveying that, although they set forth a specific
design theme and incorporate several detailed perspectives, the
concepts should be considered as such and not interpreted as more
precise pre -construction drawings.
C. Page 5 shall include the land use and zoning actions taken to allow
approval of the Specific Plan.
D. Change Madison Avenue to Madison Street where referenced in the
document (e.g. pages 17, 21).
E. Page 17 - Phasing Plan, revise the statement to indicate the extent of
the frontage improvements and to reflect that the developer will be
responsible for off -site improvements as conditioned in the approval
for Tentative Tract 32879.
F. Page 29 — Revise the minimum lot width of 95 feet to be consistent
with Tentative Tract 32879.
G. Page 31 - Project Perimeter Walls — Include discussion of acoustical
analysis requirements and applicable approval condition for sound
attenuation walls. Open view wall designs, such as those illustrated in
Exhibit 29, may not be adequate to achieve sound attenuation
recommended in the acoustic analysis. A final acoustical report shall
be required at the time of perimeter wall building permit submittal to
verify that sound attenuation will be achieved with the ultimate wall
designs.
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Planning Commission Resolution 2004-100
Condtions of Approval — Adopted
Specific Plan 2004-074 — Transwest Housing
December 14, 2004
H. Master Plant Palette, Page 42 - Remove the Bottle Tree and Chilean
Mesquite species from the master list. The Phoenix Robeleni (Pygmy
Date Palm) is under quarantine and may be used only if supplied from
a local nursery. Include an approval of the master plant list from the
Riverside County Agricultural Commissioner's office as part of the
plant listing in the revised Specific Plan document.
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