Loading...
PCRES 2008-003PLANNING COMMISSION RESOLUTION 2008-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE. CITY COUNCIL APPROVAL OF AMENDMENT NO. 6 TO THE PGA WEST SPECIFIC PLAN TO ALLOW A 290-UNIT RESIDENTIAL CONDOMINIUM PROJECT 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.: SPECIFIC PLAN AMENDMENT 83-002, AMENDMENT NO. 6 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8th day of January, 2008, hold a duly -noticed Public Hearing to consider a recommendation to the City Council approving a Specific 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 General Plan Amendment, Zone Change, 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"), 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 151h day of December, 2007, as prescribed by the Municipal Code, with public hearing notices mailed to all property Planning Commission Resolution 2008-003 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Pacific Santa Fe Corporation January 8, 2008 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, 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 Specific Plan Amendment: 1. Amendment No. 6 to Specific Plan 83-002 (PGA West) is consistent with the goals, objectives and policies of the General Plan. 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. Amendment No. 6 to Specific Plan 83-002 (PGA West) 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 for a 290-unit residential condominium development consisting of one to three stories in height, are not determined to be a detriment to the community, in consideration of the existing entitlements for a 1,000-room hotel of six stories, conference center and 100,000 square feet of resort retail use for the site. No environmental or other hazards will be introduced into the Project as a part, or a result, of its implementation. 3. Amendment No. 6 to Specific Plan 83-002 (PGA West) is compatible with the zoning 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 Planning Commission Resolution 2008-003 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Pacific Santa Fe Corporation January 8, 2008 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 Specific Plan. 4. Amendment No. 6 to Specific Plan 83-002 (PGA West) is suitable and appropriate for the subject property, 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. La nd 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. The Resort Mixed Use designation provides 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 Specific Plan Amendment 83-002, Amendment No. 6, as referenced in the title of this Resolution, 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 City of La Quinta Planning Commission, held on this the 8Lh day of January, 2008, by the following vote, to wit: AYES: Commissioners Quill, Wilkinson, and chairman Alderson NOES: Commissioner Barrows Planning Commission Resolution 2008-003 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Pacific Santa Fe Corporation January 8, 2008 ABSENT: Commissioner Engle ABSTAIN: None ED A NDERSCLNChai�rman City of La Quinta, California ATTEST: JO(WSON, Planning Director of La Quinta, California PLANNING COMMISSION RESOLUTION 2008-003 EXHIBIT "A" CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 83-002, AMENDMENT #6 EDEN ROCK AT PGA WEST JANUARY 8, 2008 January 8, 2008 revisions in legislative format GENERAL CONDITIONS OF APPROVAL 1. Specific Plan 83-002, Amendment #6, for the Eden Rock at PGA West project, shall be developed in compliance with these conditions, and the associated Specific Plan Amendment #6 document. In the event of any conflicts between these conditions and the provisions of said document, these conditions shall take precedence. The Amendment #6 document applies only to Planning Area III, as previously established in the provisions of Specific Plan 83-002, Amendment #4 as approved. The provisions of Amendment #4 shall remain in effect for the balance of the PGA West Specific Plan area. 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 as listed in Condition #4, shall be incorporated into the final Specific Plan document for SP 83-002, Amendment #6 as appendices. The project proponent shall submit five (5) copies of the final Specific Plan documents within 30 days of City Council approval of the Specific Plan, or prior to issuance of a grading permit, whichever occurs later. 4. Specific Plan 83-002, Amendment #6, shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Subsequent EIR; SCH #2007061056 • Tentative Tract Map 32266 • Site Development Permit 2006-852 • Development Agreement 2006-011 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall determine precedence. 5. Minor changes, as determined by the Planning Director to be consistent with the intent and purpose of Specific Plan 83-002, Amendment #6, Development Agreement 2006-011, and other related approvals, may be approved. Examples Planning Commission Resolution 2008- Speci is Plan 83-002, Amendment #6 — Crowne Pointe Partners, LLC January 8, 2008 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 related approvals, 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 to amend the Specific Plan. Consideration for any modifications shall be requested in writing to the Planning Director and submitted with appropriate graphic and/or textual documentation in order to make a determination on the request. The general criteria set forth in the Specific Plan document shall be applied as a guideline. 6. The Specific Plan Amendment document for SP 83-002, Amendment #6 (Eden Rock at PGA West), dated November 5, 2007, shall be revised in conformance with the following: A. The conditions of approval for SP 83-002, Amendment #6, TT 322266, and SDP 2005-562 shall be incorporated into the specific plan document as appendices. B. Table 3, Page 27 - Revise the Maximum Structure Height for the clock tower, from 43 feet to 40 33 feet, consistent with the corresponding Site Development Permit condition. C. Exhibit 13, Page 32 shall be revised to show the Private Street as 29 feet in width, consistent with TT 33226. D. Page 33 references the January 24, 2007 RK Engineering parking study as an Appendix. This study shall be incorporated into the document appendices, along with the RK parking study dated August 14, 2007, for the Garden House parking analysis. E. Table 5, Page 41 - 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 and CVWD as part of the plant listing in the final Speck Plan Amendment document. F. Additional appendices shall be incorporated into the Specific Plan Amendment document, as follows: • Final approved Development Agreement (DA 2006-011) • City Declaration of CC&R's; final signed version • Developer CC&R's; final signed version Planning Commission Resolution 2008- Specific Plan 83-002, Amendment #6 — Crowne Pointe Partners, LLC January 8, 2008 7 • Specific Plan Amendment #4 document (SP 83-002, Amendment #4), as approved October 3, 2000 Final landscaping and irrigation plans shall be prepared by a licensed Landscaping) of the Municipal Code, as in effect at time of plan submittal. The NOTE: Plans are not approved for construction until signed by the Planning Director. 8. The final landscape plans shall reflect a significant effort to reduce the use of turf areas in all landscaping, common and private. Specifically, plans shall minimize or eliminate all turf areas adjacent to sidewalks and roadways. .03 hearing business item, unless determined otherwise by the Planning Director based on significance of the design revision. The Entry Gate and Guard House and a revised Manor one-story duplex building plan, are specifically remanded back to the Planning Commission for further review and possible revision, prior to to the front elevation. 10. The project developer shall work with City staff to identify and incorporate measures shall be considered in all aspects of project implementation, from initial grading construction to landscaping installations.