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CC Resolution 2008-026RESOLUTION NO. 2008-026 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF AMENDMENT NO. 6 TO THE PGA WEST SPECIFIC PLAN, TO ALLOW A 264-UNIT RESIDENTIAL CONDOMINIUM/TOWNHOME 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 83-002, AMENDMENT NO. 6 APPLICANT: CROWNE POINTE PARTNERS, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 1 IT day of April, 2008, hold a duly -noticed Public Hearing to consider approval of a Specific Plan Amendment, to allow a 264-unit residential condominium/townhome project, including two common area pools and other recreational amenities, 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 Specific Plan Amendment was filed concurrently with a General Plan Amendment, Zone Change, Tentative Tract Map, Site Development Permit and a Development Agreement, in whole representing the development permit application for the project as contemplated; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 81" day of January, 2008, hold a duly -noticed Public Hearing, to consider adoption of a recommendation on Specific Plan 83-002, Amendment No. 6, to allow construction of a 290-unit residential condominium development of one, two and three-story structures, including a 7,122 s.f. clubhouse facility and 43.5-foot high clock tower (reduced to a maximum 33 feet high), and did in fact adopt Planning Commission Resolution 2008-003, recommending approval to the La Quinta City Council; and, Resolution No. 2008-026 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Crowns Pointe Partners, LLC April 15, 2008 Page 2 WHEREAS, subsequent to the Planning Commission recommendation of January 8, 2008, the applicant proposed revisions to the Project, based on both written and oral testimony from residents of PGA West, as presented during the Planning Commission Public Hearing. Said revisions include: 1) a reduction in unit count from 290 to 264; 2) elimination of the third -story elements of the Village units with a reduction of maximum height from 33.6 feet, to 29.5 feet; 3) elimination of the 7,122 s.f. clubhouse facility and 43.5-foot high clock tower; and 4) the addition of a second common area pool and replacement of the 7,122 clubhouse with a smaller common pool and restroom/changing structure; and, WHEREAS, the Project revisions as described herein were determined by the Planning Department to be within the scope of the Planning Commission recommendation, and therefore do not require remanding for further review, as the changes serve to affect some of the Planning Commission concerns and condition recommendations, specifically in regard to height and density; and, WHEREAS, the La Quinta Planning Department has prepared a Subsequent Environmental Impact Report ("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, said Project changes previously described herein were reviewed by the Planning Department pursuant to Section 15088.5 of the CEQA Guidelines, and it was determined that recirculation of the Draft SEIR was not required, as the changes would contribute to an overall reduction of the identified potential Project impacts; and, WHEREAS, the La Quinta Planning Department did publish a City Council Public Hearing notice in The Desert Sun newspaper, on the 261h day of January, 2008, as prescribed by the La Quinta Municipal Code, and, on February 13 and 14, 2008, did also send a notice of postponement of the scheduled February 19, 2008 City Council hearing, to April 1, 2008, with said hearing and postponement 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, Resolution No. 2008-026 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Crowne Pointe Partners, LLC April 15, 2008 Page 3 WHEREAS, at said Public Hearing of April 1, 2008, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the City Council did make the following mandatory findings to justify 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 site, 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 264-unit residential condominium/townhome development consisting of one and two-story structures, is determined not 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 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 6.3 units per net acre is comparable to existing residential development within PGA West, which, when based on net density, ranges approximately between four to seven units per net acre throughout several areas of the PGA West Specific Plan. Resolution No. 2008-026 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Crowne Pointe Partners, LLC April 15, 2008 Page 4 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. 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 propo's d ^Amendment is appropriate for the project site to develop with a land use mord suitable to the current development climate and more in keeping with the overall PGA West project theme as a residential golf resort. The Resort Mixed Use designation also 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 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 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. 3. This Resolution shall not take effect until and unless a Development Agreement between the Applicant and the City is executed by all parties and recorded with the Riverside County Recorder's Office. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on this the 15t' day of April, 2008, by the following vote, to wit: Resolution No. 2008-026 Specific Plan Amendment 83-002, Amendment No. 6 Eden Rock at PGA West - Crowns Pointe Partners, LLC April 15, 2008 Page 5 AYES: Council Members Henderson, Kirk, Sniff, Mayor Pro Tern Osborne ABSENT: Mayor Adolph ABSTAIN: None E M. OS ORNE, Mayor Pro Tern City of La Quinta, California ATTEST: VERONICA J. P� City of La t (CITY SEAL) gTECINO, CMC, California APPROVED AS TO FORM: M. KAT ERNE JENSO ity Attorney City of La Quinta, California RESOLUTION NO. 2008-026 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 83-002, AMENDMENT NO. 6 EDEN ROCK AT PGA WEST APRIL 15, 2008 GENERAL CONDITIONS OF APPROVAL 1. Specific Plan 83-002, Amendment No. 6, for the Eden Rock at PGA West project, shall be developed in compliance with these conditions, and the associated Specific Plan Amendment No. 6 document. In the event of any conflicts between these conditions and the provisions of said document, these conditions shall take precedence. The Amendment No. 6 document applies only to the Eden Rock site within Planning Area III, as previously established in the provisions of Specific Plan 83-002, Amendment No. 4 as approved. The provisions of Amendment No. 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 No. 4, shall be incorporated into the final Specific Plan document for SP 83-002, Amendment No. 6 as appendices. The document shall be accompanied by a complete itemized listing of every change made to the document, citing the location in the document where the change occurs, and showing both the previous condition and its revision. 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 No. 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 2006-01 1 Resolution No. 2008-026 Conditions of Approval - FINAL Specific Plan 83-002, Amendment #6 Crowne Pointe Partners. LLC April 15, 2008 Page 2 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 No. 6, Development Agreement 2006-011, and other related approvals, may be approved. Examples 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 No. 6 (Eden Rock at PGA West), dated November 5, 2007, shall be revised to reflect the project revisions for a 264-unit project, as approved by the City Council on April 1, 2008, in conformance with the following: A. The conditions of approval for SP 83-002, Amendment No. 6, TT 33266, and SDP 2005-562 shall be incorporated into the specific plan document as appendices. B. Revise total number of units to 264 in all tables, exhibits, text, and revise density in Table 2, p.16, to 6.3 units/acre. C. Replace Exhibit 9, p. 18 with the revised site plan for 264 units, and revise Section 2.6 to reflect revised open space figures, based on the revised site plan calculations. D. Replace Exhibit 10, p. 19 with the revised open space exhibit. Resolution No. 2008-026 Conditions of Approval - FINAL Specific Plan 83-002, Amendment #6 Crowns Pointe Partners. LLC April 15, 2008 Page 3 E. Revise Table 3, DEVELOPMENT STANDARDS, p. 27, to reflect revised project characteristics, to include reduction in story and building heights, revisions to Village unit count and plan/building configurations, parking space totals and per -unit spaces provided, elimination of Garden House and addition of two common pool lots and recreation Lot N. F. Exhibit 13, Page 32 shall be revised to show the Private Street as 29 feet in ROW width, consistent with TT 33226. G. Revise Parking Requirements section, p. 33 and 34, to reflect the project revisions. The January 24, 2007 RK Engineering parking study shall be incorporated into the document appendices. H. Replace Village Home elevation and information on p. 38. Replace "Multifamily" heading with "Village Townhomes" or similar identifier. Revise Section 3.2.3, p. 39 and 40, to reflect elimination of Garden House and addition of two common pool lots and recreation Lot N. J. 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 Specific Plan Amendment document. K. Revise Section 4.2, p. 51, to reflect revisions to number of golf cart spaces and revise Section 4.3, p.51, to reflect revised open space provisions. Revise Section 4.4, p. 51, to reflect revise recreational amenities and removal of Garden House. L. Revise p. 52, Energy and Mineral Resources, to add that the project developer shall work with City staff to identify and incorporate enhanced energy conservation and efficiency measures, toward exceeding the minimum provisions of California Building Standards Code, Title 24. Resolution No. 2008-026 Conditions of Approval - FINAL Specific Plan 83-002, Amendment #6 Crowne Pointe Partners. LLC April 15, 2008 Page 4 M. Revise Appendix exhibits to reflect revised project approval for 264 units and revisions to the site and building plans. Additional appendices shall be incorporated into the Specific Plan Amendment document, as follows: • Final approved Development Agreement (DA 2006-01 1) • City Declaration of CC&R's; final signed version • Developer CC&R's; final signed version • Specific Plan Amendment No. 4 document (SP 83-002, Amendment No. 4), as approved October 3, 2000 All revisions shall be incorporated into the final specific plan document, to be submitted to the Planning Department for review and final acceptance by the Planning Director under the terms of Condition 3 preceding. 7. 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. 8. All architectural design revisions to any residential or common area structure shall be reviewed through the ALRC and Planning Commission as a non- public 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 the building plan check process. The Manor one-story duplex building plan shall consider more architectural detailing and enhancement, particularly with respect to the front elevation. 9. The project developer shall work with City staff to identify and incorporate enhanced energy conservation and efficiency measures, toward exceeding the minimum provisions of California Building Standards Code, Title 24. Such measures shall be considered in all aspects of project implementation, from initial grading construction to landscaping installations.