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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 P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresosp074.doc 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 P:\Reports - PC\12-14-2004\GriffinRanchSP074\resos\peresosp074.doc 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. P:\Reports - PC\1 2-14-2004\GriffinRanchSP074\coa\coapcsp074.doc 2 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. P:\Reports - PC\12-14-2004\GriffinRanchSP074\coa\coapcsp074.doc 3