PCRES 2008-006PLANNING COMMISSION RESOLUTION 2008-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
APPROVAL OF A DEVELOPMENT AGREEMENT BY AND BETWEEN
THE CITY OF LA QUINTA AND CROWNE POINTE PARTNERS, LLC,
RELATING TO DEVELOPMENT PLANS FOR A 292-UNIT
CONDOMINIUM PROJECT OF 83 ONE AND TWO-STORY DUPLEX
UNITS, 81 ONE AND TWO-STORY TRIPLEX UNITS, AND 128 TWO
AND THREE-STORY 16-PLEX UNITS, TO INCLUDE A 7,122 S.F.
RECREATION CLUBHOUSE COMPLEX
CASE NO'S: DEVELOPMENT AGREEMENT 2006-011
APPLICANT: PACIFIC SANTA FE CORPORATION
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 to consider a recommendation to the City Council for approval of a
Development Agreement, 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 arid 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, sa id Applications have been filed concurrently, and in
whole represent the development permit application for the project as
contemplated; and,
WHEREAS, the La Quinta Planning 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 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 2008-006
Development Agreement -Pacific Santa Fe Corporation
January 8, 2008
WHEREAS, the La Quinta Historic Preservation Commission, at their
meeting of May 18, 2006, reviewed the archaeological and paleontological
resources surveys associated with the Applications, and adopted a Minute Motion
recommending approval of these surveys to the Planning Commission, subject to
staff-recommended conditions; and
WHEREAS, the La Quinta Architecture and Landscaping Review
Committee, at their meeting of February 7, 2007 reviewed the development plans
for the Applications associated with Site Development Permit 2006-852, and
adopted a Minute Motion recommending approval to the Planning Commission,
subject to staff-recommended conditions as modified; 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 proposed Development Agreement:
1. The proposed Agreement is consistent with the La Quinta General Plan and
Municipal Code, based on the proposed Applications for Eden Rock. The
applications to be implemented in conjunction with Development Agreement
2006-011, will not be developed in any manner inconsistent with the
General Plan land use designation of Resort Mixed Use and other current City
standards when considering the conditions as imposed, and the requirements
of the Development Agreement. General Plan Amendment 2006-107, Zone
Change 2006-127 and applicable Specific Plan 83-002, Amendment No. 6,
will designate the project site within the PGA West Specific Plan as Resort
Mixed Use under the General Plan, and Tourist Commercial, with a
Residential Specific Plan overlay under the Zoning Code. These designations
permit the proposed 292-unit condominium project as a residential use with
resort amenities. Use of this overlay is appropriate, in conjunction with the
Specific Plan amendment, to facilitate the residential amenity proposed and
the integration of a residential land use component into the existing Tourist
Commercial zoning as set forth in the Specific Plan. Further, residential use
of the site is permitted with approval of Development Agreement 2006-01 1,
that ensures a funding mechanism to be in place, to financially offset the
conversion of the original hotel/resort site to residential.
2. The proposed Development Agreement is compatible with the uses and
regulations as stipulated for the Resort Mixed Use (RMU) land use and
Tourist Commercial/Residential Specific Plan (TC/RSP) zoning and overlay
districts, as it ensures that residential use of the site will only be permitted
with approval of a Development Agreement that ensures a funding
Planning Commission Resolution 2008-006
Development Agreement -Pacific Santa Fe Corporation
January 8, 2008
mechanism to be in place, through certain mitigation payments, to financially
offset the conversion of the original hotel/resort site to residential use.
3. The proposed Development Agreement is in conformity with the public
necessity, convenience, general welfare and good land use practice. The
Development Agreement will allow development of residential uses at
varying residential densities, and ensure provision of a desirable and
functional community environment and effective and efficient development
of public facilities, infrastructure, and services appropriate for the
development of the Project. It will also ensure compensation for costs of
potential additional public services that the project will generate, and added
wear and tear on the municipal infrastructure which will result from the
project, which costs would have been recovered if the site were developed
as currently entitled, fora 1,000-room resort hotel, conference center and
100,000 square feet of resort retail. The Development Agreement contains
provisions to ensure this compensation through certain mitigation payments,
which would financially offset the conversion of the original hotel/resort site
to residential.
4. The proposed Development Agreement will not be detrimental to the public
health, safety and general welfare. All immediately surrounding property is
zoned for residential or golf course use development. 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 project application fora 292-unit residential condominium
development of one to three stories in height, are not determined to be a
detriment to the community, in light of the currently approved entitlements,
which could-allow fora 1,000-room hotel of six stories, conference center
and 100,000 square feet of resort retail use for the site.
5. The proposed Development Agreement will not affect the orderly
development of property or the preservation of property values.
Development of the subject site, pursuant to project application and this
Development Agreement, will enhance property values for other surrounding
area properties, as it facilitates development of a high-quality residential
complex with a resort emphasis, without the negative compound traffic and
other impacts associated with the site as currently entitled, fora 1,000-room
resort hotel, conference center and 100,000 square feet of resort retail.
6. The proposed Development Agreement will have a positive fiscal impact on
the City, in that implementation of the Development Agreement will produce
revenues through certain mitigation payments associated with the loss of
transient occupancy taxes due to the proposed residential use of the site, in
lieu of current land use entitlements as previously approved fora 1,000-
Planning Commission Resolution 2008-006
Development Agreement -Pacific Santa Fe Corporation
January 8, 2008
room resort hotel, conference center and 100,000 square feet of resort
retail. These mitigation payments will ensure compensation for costs of
potential additional public services that the project will generate, and added
wear and tear on the municipal infrastructure which will result from the
project.
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 the
Development Agreement, as referenced in the title of 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:
AYES: Commissioners Barrows, Quill, Wilkinson, and Chairman Alderson
NOES: None
ABSENT: Commissioners Engle
ABSTAIN: None
~_ ~~~
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
JO NON, Planning Director
of a Quinta, California