PCRES 2008-001PLANNING COMMISSION RESOLUTION 2008-001
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF A GENERAL PLAN AMENDMENT FROM TOURIST
COMMERCIAL TO RESORT MIXED USE FOR 7HE
PROPERTY LOCATED WITHIN THE PGA WEST
DEVELOPMENT, BOUNDED ON THE NORTH AND EAST
BY THE PGA WEST STADIUM COURSE AND
CLUBHOUSE, AND ON THE SOUTH AND WEST BY PGA
BOULEVARD
CASE NO.: GENERAL PLAN AMENDMENT 2006-107
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8`" day of January, 2008, hold adult'-noticed Public Hearing
to consider a recommendation to the City Council for approval of a General Plan
Amendment, to allow a 290-unit residential condominium project, including a guard
gatehouse and recreation complex, on ±42 acres, located within the PGA West
development, bounded on the north and east by the PGA West Stadium Course and
clubhouse, and on the south and west by PGA Boulevard, more particularly
described as:
LOT K AND PORTION OF LOT 1, TR 29421;
PORTION OF PARCEL 7, PARCEL MAP 20426
WHEREAS, said Amendment have been filed concurrently with a Zone
Change, Specific Plan Amendment, Tentative Tract Map, Site Development Permit
and a Development Agreement and in whole represents the development permit
application for the project as contemplated; and,
WHEREAS, the Department has prepared a Draft Subsequent
Environmental Impact Report ("Draft SEIR"1, State Clearinghouse 112007061056) in
compliance with the requirements of the California Environmental Quality Act
(CEQA) of 1970, as amended. The Draft SEIR was presented to the La Quinta
Planning Commission, which reviewed and considered the information contained in
the Draft SEIR prior to its recommendations to the City Council on the project
applications; and
WHEREAS, the Planning Department did publish a public hearing
notice in the Desert Sun newspaper, on the 15`h day of December, 2007, as
prescribed by the Municipal Code, with public hearing notices mailed to all property
owners within 500 feet of the property in question, as well as to all other property
owners within the boundaries of the PGA West Specific plan area; and,
Planning Commission Resolution 2008-001
General Plan Amendment 2006-107
Eden Rock at PGA West -Pacific Santa Fe Corporation
January 8, 2008
WHEREAS, the Historic Preservation Commission, at their meeting
held on the 18th, day of May, 2006, reviewed the archaeological and
paleontological resources surveys associated with the applications, and adopted
Minute Motions 2006-006 and 2006-007 respectively, recommending approval of
these surveys to the Planning Commission, subject to staff-recommended
conditions; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the
Planning Commission did make the following mandatory findings to justify a
recommendation of approval of the General Plan Amendment:
1. The land use designation of Resort Mixed Use is consistent with those goals,
objectives and policies of the General Plan which are not being amended.
The Resort Mixed use designation is appropriate for the project site, as it
requires a minimum 20 acre parcel size, allows a full range of resort
commercial and residential uses, and a broad range of housing types and
choices for City residents, as set forth in the goals and policies of the La
Quinta General Plan Land Use Element.
2. The land use designation of Resort Mixed Use will not create conditions
materially detrimental to the public health, safety and general welfare.
Development of the site as a residential use, while at a higher density than
the residential properties surrounding the site, will not significantly impact
quality of life for area residents. The revised project application fora 290-
unit residential condominium development of one to three stories in height,
are not determined to be a detriment to the community, when compared to
the existing entitlements, which would allow up to a 1,000-room hotel
consisting of six stories, conference center and 100,000 square feet of
resort retail use for the site.
3. The proposed General Plan Amendment, from Tourist Commercial to Resort
Mixed Use, is compatible with the designations on adjacent property. Under
the Resort Mixed Use (RMU) land use designation, hotel and residential
mixed-use projects are permitted, similar to other projects such as La Quinta
Resort and Club, and the Centre Pointe development. The RMU designation
permits mixed-use developments that include single- and multi-family
residential, condominium development, as well as uses designated under the
Tourist Commercial land use designation. The development density of 6.93
units per acre is comparable to existing residential development within PGA
West, which, when based on net density, ranges approximately between
four to seven units per acre throughout several areas of the PGA West
Planning Commission Resolution 2008-001
General Plan Amendment 2006-107
Eden Rock at PGA West -Pacific Santa Fe Corporation
January 8, 2005
Specific Plan.
4. The proposed General Plan Amendment, from Tourist Commercial to Resort
Mixed Use, is suitable and appropriate for the property involved, due to the
resort character of the proposed development, the original design of the site,
and PGA West in its entirety, for a planned hotel use on the proposed
property. Land use approvals and marketing for PGA West have been
planned for the project build-out since the original PGA West approval in
1984, and deemed consistent with the La Quinta General Plan. In the 20
plus years since approval of the hotel use, no physical development under
that approval has occurred. The proposed Amendment is appropriate for the
project site to develop with a land use more suitable to the development
climate and more in keeping with the overall PGA West project theme as a
residential golf resort.
5. The General Plan Amendment for Resort Mixed Use is warranted because the
situation and general conditions of the property have substantially changed
since the existing designation of Tourist Commercial was imposed. The
Tourist Commercial land use designation was imposed for the PGA West
project in 1984, for the Eden Rock site, as a resort hotel. Market conditions,
area development patterns, land costs, conversion of commercial land to
residential use, and the general viability of the site as a hotel project have
changed dramatically over the past 20 plus years. The Resort Mixed Use
designation will provide a degree of land use flexibility in allowing both
residential and commercial uses on the site, so as to respond to fluctuating
marketing and economic conditions.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does hereby recommend to the City Council approval of General Plan
Amendment 2006-107, as referenced in the title of this Resolution, and
illustrated in EXHIBIT "A", attached to this Resolution, for the reasons set
forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on this the 8`" day of January, 2008, by
the following vote, to wit:
Planning Commission Resolution 2006-001
General Plan Amendment 2006-107
Eden Rock at PGA West -Pacific Santa Fe Corporation
January 8, 2008
AYES: Commissioners Quill, Wilkinson, and Chairman Alderson
NOES: Commissioner Barrows
ABSENT: Commissioner Engle
ABSTAIN: None
ED LDERSON, Chairman
City of La Quinta, California
ATTEST:
~'6N, Planning Director
Quinta, California