PCRES 2008-002PLANNING COMMISSION RESOLUTION 2008-002
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF ADDING THE RESIDENTIAL SPECIFIC PLAN
OVERLAY TO THE TOURIST COMERCIAL ZONING
DISTRICT FOR THE 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.: ZONE CHANGE 2006-127
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 8`h day of January, 2008, hold aduly-noticed Public Hearing
to consider a recommendation to the City Council for the approval of adding the
Residential Specific Plan Overlay to the Tourist Commercial Zoning District, 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, Zone Change 2006-127 has been filed concurrently with a
General Plan Amendment, 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 #2007061056) 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`" 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 2008-002
Zone Change 2006-107
Eden Rock at PGA West -Pacific Santa Fe Corporation
January S, 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 for the Zone Change:
1. The zoning designation of Tourist Commercial/Residential Specific Plan
Overlay ITC/RSP) is consistent with the goals, objectives and policies of the
General Plan. The proposed General Plan land use designation of Resort
Mixed Use 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. The TC/RSP Overlay, in conjunction with Amendment #6 to the
PGA West Specific Plan, serves to implement the principles identified in the
La Quinta General Plan, for the Resort Mixed Use land use category.
2. The zoning designation of TC/RSP Overlay 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 consisting of one to three stories
in height, are not determined to be a detriment to the community, as
determined in the Supplemental Environmental Impact Report prepared for
the proposed Project.
3. The zoning designation of TC/RSP Overlay is compatible with the
designations on adjacent property. Under the Tourist Commercial zoning
designation, combined with the Residential Specific Plan Overlay, residential
mixed-use projects are permitted, similar to other projects such as La Quinta
Resort and Club, and the Centre Pointe development. The TC/RSP Overlay
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 pre acre is comparable to existing residential development
Planning Commission Resolution 2008-002
Zone Change 2006-107
Eden Rock at PGA West -Pacific Santa Fe Corporation
January 8, 2008
within PGA West, which, when based on net density, averages
approximately between four to seven units per acre throughout several areas
of the PGA West Specific Plan.
4. The zoning designation of TC/RSP Overlay 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 zoning designation of TC/RSP Overlay 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 zoning designation was imposed for the Project site within PGA
West in 1984, 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 TC/RSP Overlay zoning 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 Zone Change
2006-127, 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`h day of January, 2008, by
the following vote, to wit:
Planning Commission Resolution 2008-002
Zone Change 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 ALDER ON, Chairman
City of La Quinta, California
ATTEST:
~S~~(NSON, Planning Director
City of La Quinta, California