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CC Resolution 2006-048RESOLUTION NO. 2006-048 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA,. APPROVING DEVELOPMENT PRINCIPLES AND DESIGN GUIDELINES FOR A 20-UNIT RESIDENTIAL CONDOMINIUM PROJECT LOCATED ON ± 1.23 ACRES CASE NO. SPECIFIC PLAN 2005-076 APPLICANT: BORREGO RESORT HOLDINGS, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 2"d day of May, 2006, hold a duly -noticed Public Hearing to consider a' recommendation from the La Quinta Planning Commission on Specific Plan 2005-076, .a request to adopt development principles and design guidelines for a specific plan to allow 20 residential condominium units on ± 1.23 acres, located on the south side of Calle Tampico, between Avenida Villa and Avenida Navarro, more particularly described as: LOTS 3 THROUGH 11, BLOCK 123, SANTA CARMELITA AT VALE LA QUINTA, UNIT 14, MAP BOOK 18/82-83 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 1 1 th day of April, 2006, hold a duly -noticed Public Hearing to consider adoption of a recommendation on Specific Plan 2005-076, and in fact, did adopt Planning Commission Resolution 2006-019, recommending to the La Quinta City Council approval of said Specific Plan 2005-076; and, WHEREAS, the La Quinta Community Development Department has prepared Environmental Assessment 2005-552, 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, the Planning Commission of the City of La Quinta, California, did, on the 11 th day of April, 2006, adopt Planning Commission Resolution 2006-018, recommending to the La Quinta City Council for certification of a Mitigated Negative Declaration based on the findings of Environmental Assessment 2005-552; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the La Quinta City Council did make the following mandatory findings pursuant to Section 9.240.010 of the Zoning Code to justify approval of said Specific Plan: Resolution No. 2006-048 Speck Plan 2005-076 — Borrego .Resort Holdings, Inc. Adopted: May 2, 2006 Page 2 1. Specific Plan 2005-076 is consistent with the goals and policies of the La Quinta General Plan Land Use Element, in that the proposed project density of 16 units per acre provides for the maximum permissible density under the High Density Residential. land use category of up to 16 units per acre. 2. Specific Plan 2005-076 is consistent with the Land U-se Element Vision Statement, in that the design, height, scale and mass of the project promote a .high quality, balanced character of development density that will enhance the beauty of the surrounding. mountains and . desert environment. The overall building and height of 2.5 stories, with potential for portions of the building to reach 40 feet, is consistent with the scale and character of the surrounding properties, and their respective land use limitations. 3. Specific Plan 2005-076 is consistent with the goals and policies of the La Quinta General Plan Land Use Element, relating to compatibility with surrounding development, and consistency with applicable land use policies. 4. Specific Plan 2005-076 is consistent with the goals and policies of the La Quinta General Plan Circulation Element, in that the project provides 66 on -site parking stalls, constituting 100% of the required total parking for.the project. The gated access will not create significant additional traffic congestion, as it will service only 20 residential units and allows for access to guest parking within the building. The fact that 100% of parking is on -site will allow surrounding local streets to accommodate other parking needs not related to this project. 5. Specific Plan 2005-076 is consistent with the goals and policies of the La Quinta General Plan, the policies of which intend to promote growth when such growth is not at the expense of the unique quality of life and community character the City promotes for its various neighborhoods. The design and development standards of Specific Plan 2005-076 reflect a unique quality of life and community character that is being promoted in the Village at La Quinta and the surrounding neighborhood in which it is located. It will allow for a housing opportunity with a pedestrian -oriented design, which deemphasizes the automobile by placing it below grade in a gated facility. 6. Specific Plan 2005-076 will not create conditions materially, detrimental to public health, safety and general welfare, in that the project promotes a high quality, balanced character of development density, enhances the beauty of the surrounding mountains and desert environment, provides for and promotes the preservation of open space, is compatible with surrounding development, Resolution No. 2006-048 Specific Plan 2005-076 - Borrego Resort Holdings, Inc. Adopted: May 2, 2006 Page 3 provides adequate parking for it's residents, and promotes growth in consideration of the unique quality of life and community character the City promotes for the Village at La Quinta and surrounding neighborhoods. The project serves to reduce the presence and reliance on the automobile, provides residents access to views of the surrounding environment with limited impacts to those of surrounding properties when developed at a similar intensity, and provides for a safe and secure residential environment with respect to open space, parking and residential service needs. 7. Specific Plan 2005-076 is compatible in terms of surrounding land uses and zoning on adjacent properties, in that the proposed project density of 16 units per acre is at the maximum permissible density for the site and surrounding areas. The project density as proposed at 16 units per acre is compatible with similar surrounding properties designated for a maximum permissible density of 16 units per acre. The project provides 66 parking spaces on site, 100% of the total required, which is consistent with other similarly zoned properties, and in fact, exceeds parking compliance for most other existing and approved projects in the surrounding area of the Village. 8. Specific Plan 2005-076 is suitable and appropriate for the subject property, in that the proposed project density of 16 units per acre can be supported by the site, based on the projects ability to provide for the total required parking on site, and the provision of open space areas. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby grant approval of Specific Plan 2005-076 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 City Council held on this 2nd day of May, 2006, by the following vote to wit: Resolution No. 2006-048 Specific Plan 2005-076 - Borrego Resort Holdings, Inc. Adopted: May 2, 2006 Page 4 AYES: Council Members Henderson, Kirk, Osborne, Sniff NOES: Mayor Adolph ABSENT: None ABSTAIN: None DON ADOL , Ma r City of La Quinta, California ATTEST: I Q-A - . GREEK, MMC, City rk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: i M. KAT ERINE JEN, SqN, City Attorney City of La Quinta, CVifornia CITY COUNCIL RESOLUTION NO. 2006-048 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2005-076 CASA LA QUINTA - BORREGO RESORT HOLDINGS, INC. MAY 2, 2006 GENERAL CONDITIONS OF APPROVAL 1. Specific Plan 2005-076 (SP 2005-076) 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 2005-076, 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 incorporated into a revised document to ensure consistency. All other applicable conditions of approval for Tentative Tract Map 34038, Village Use Permit 2005-030, and any subsequent amendment(s), shall be incorporated into the revised text for SP 2005-076 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 prior to issuance of a grading permit, whichever occurs first. 4. SP 2005-076 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2005-552 • Tentative Tract Map 34038 • Village Use Permit 2005-030 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 Resolution No. 2006-048 Conditions of Approval - FINAL Specific Plan 2005-076 - Borrego Resort Holdings, Inc May 2, 2006 Page 2 required standards beyond those identified in the Specific Plan, minor site, building height, 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 Director and submitted with appropriate graphic and/or textual documentation in order to make a determination on the request. 6. The Specific Plan document for SP 2005-076 (Casa La Quinta), as dated February 10, 2006, shall be revised in conformance with the following: A. The conditions of approval for this specific plan, as well as those for TT 34038 and VUP 2005-030, shall be incorporated into the specific plan document as appendices. Include all appendices as noted in the document; i.e. Appendix E is referenced on Page 12 but is not listed in Table of Contents. Please address all discrepancies with the final specific plan document. B. Include case number and brief description of all application actions taken to allow approval of the Specific Plan. C. Page 5, Section 1.4 — change the text reference to the number of APN's for the site, from six to eight. Section 1.4.1, correct "Corral mountains" as "Coral ", as well as on Page 32 under Site Design and Activity Space. D. Page 8, Section 2.2, Proposal 1 — Add language pertaining to engineering design changes which may affect the height of the building may be considered as minor changes not requiring amendment of the specific plan or its related applications. When quantifiable, changes shall not exceed a 5 % change from the provisions of the approved plans (see also Condition 5). E. Page 9, Existing Land Use — Revise for Embassy Suites as a four-story structure. F. Page 15, Section 4.7 — In Setbacks table, eliminate column "Setback from Centerline of Street". Indicate (by footnote, etc.) 20-foot setback along Calle Tampico as a Landscape Setback required by the La Quinta General Plan. Figure 13 (preliminary grading plan) shall be revised to reflect this and any other related revisions. Resolution No. 2006-048 Conditions of Approval - FINAL Specific Plan 2005-076 - Borrego Resort Holdings, Inc May 2, 2006 Page 3 G. Page 17, Section 4.10 — Revise last sentence to change the 15% slope reference to a 12% grade break or vertical curve approvable by the City Engineer. Add language to acknowledge that potential design changes may occur in meeting this and other more specific construction standards, to include building height. H. Page 20, Section 4.21 — CC&R's shall include perpetual maintenance of perimeter landscaping and sidewalks, as well as on -site common areas. I. Page 20, Section 4.22.1 — An exhibit shall be provided in the specific plan to more clearly delineate the areas described as "Buffer/Transition Zones". These areas shall be subject to review along with landscape plans submitted for plan check. The landscape palette in Appendix C shall act as a master plant material listing for the project, and all subsequent landscape plans shall be reviewed for consistency against this palette. J. 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 CVWD and the Riverside County Agricultural Commissioner's office, as part of the Appendix C plant listing, in the final specific plan document. K. Page 23, Section 5.3 — Revise fourth sentence to read, "Avenida Villa on the west and Avenida Navarro on the east are both designated as Local Streets." L. Page 30, Flooding and Hydrology - A letter of map revision (LOMA) was issued by FEMA in January, 2006. This revision affects the site and has changed the flood zone designation from AO to X. This information shall be incorporated in the final specific plan document. M. Page 32, Site Design and Activity Space — Paragraph 2 shows unit size range as ± 1,500 to ± 3,100, change this to match Page 16, Section 4.9.1; second paragraph which shows ± 1,500 to ± 3,300. Resolution No. 2006-048 Conditions of Approval - FINAL Specific Plan 2005-076 - Borrego Resort Holdings, Inc May 2, 2006 Page 4 7. The applicant shall submit a streetscape program for review by the ALRC and Planning Commission. The program shall include provisions for street trees, paving materials and address the potential for redesign of existing street curb lines, to incorporate planter pockets for street trees with on -street parking. This program shall be submitted with the final landscape plans for all exterior project areas, and is herby incorporated by reference into the conditions of approval for Tentative Tract 34038 and Village Use Permit 2005-030.