SP 1983-002 PGA West (1989) - Amendment 2CITY COUNCIL RESOLUTION NO. 39-70
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL ANALYSIS, AND GRANTING
APPROVAL OF SPECIFIC PLAN 83-002,
AMENDMENT NO. 2
PGA WEST SPECIFIC PLAN 83-002, AMENDMENT NO. 2
LANDMARK LAND COMPANY, INC.
WHEREAS, the Planning Commission recommended
approval of Specific Plan No. 83-002, pursuant to Section 65500
et seq. of the California Government Code, and transmitted the
same to the City Council in compliance with Section 65502 of
said law; and,
WHEREAS, the City Council held at least one Public
Hearing on Specific Plan No. 83-002, as required by Section
65503 of the California Government Code; and,
WHEREAS, on May 1, 1984, the La Quinta City Council
certified the EIR for PGA West Specific Plan No. 83-002
(Council Resolution No. 84-28) as adequate and complete,
adopted "Statements of Overriding Considerations", and adopted
"CEQA Findings and Statements of Facts"; and,
WHEREAS, the City Council approved the PGA West
Specific Plan No. 83-002 (Council Resolution No. 84-31) on May
15, 1985, subject to conditions; and,
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 23rd day of August, 1988, hold
a duly -noticed Public Hearing on Specific Plan 83-002 Amendment
No. 1, a request to increase the hotel by 350 units and
recommend City Council approve said amendment; and,
WHEREAS, the City Council approved the PGA West
Specific Plan No. 83-002, Amendment No. 1 (Council Resolution
Nos. 89-110 and 89-111) on September 20, 1988, subject to
conditions; and,
WHEREAS, Landmark Land Company, Inc. has requested
an amendment to said Specific Plan to add 21.5+ acres to the
Specific Plan for the construction of residential units and
golf course fairways; and,
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 23rd day of May, 1989,. hold a
duly -noticed Public Hearing on said Amendment No. 2 request;
and,
MR/RESOCC.038 -1-
2. That it does hereby confirm the environmental
determination relative to the environmental
concerns for this amendment and adopts a Negative
Declaration;
3. That it does hereby approve the subject Specific
Plan Amendment No. 2 for the reasons set forth in
this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 6th day of June,
1989, by the following vote, to wit:
AYES: Council Members Bohnenberger, Bosworth, Rushworth,
Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
ATT T:
S UNDRA L. J Bo ",' ity Clerk
City of La Quinta, California
APPROVED AS TO FORM:
CITY ATTORNEY
City of La Quinta, California
JOHN PENA, ayo
City of La Quinta, California
MR/RESOCC.038
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CITY COUNCIL RESOLUTION NO.
CONDITIONS OF APPROVAL - SPECIFIC PLAN 83-0021
AMENDMENT NO. 2
JUNE 6, 1989
1. That Amendment No. 2 comply with the original and
modified conditions for Specific Plan 83-002; and,
2. The overall number (5,000) of residential units approved
for PGA West Specific Plan 83-002 shall not be increased
by this addition of 21.5+acres.
MR/CONAPRVL.059 -1-
CITY COUNCIL RESOLUTION NO. 88-111
RECOMMENDED CONDITIONS OF APPROVAL EXHIBIT A
AUGUST 23, 1988 0 / — /�U ��
r�ius� /2'r✓1 j n�vv
1. Condition No. 23: The Applicant/Developer shall prepare
a traffic study one year after the opening of the PGA
West Hotel (the intersection/streets identified in the
original EIR shall be addresses). The Traffic Study
shall include traffic generated from the total PGA West
project (i.e. existing residential units, club houses,
future residential developments, hotel) and shall contain
percentage associated with each impact/improvement.
Should the results of the study indicate that traffic
signals are warranted, the Applicant/Developer shall pay
its share of the signal cost based upon the percentages
identified in the Traffic Study. A letter of credit
shall be provided, prior to the issuance . of any
Certificate of Occupancy, in an amount recommended by the
City Engineer to ensure that the traffic study and
installation of the traffic signals will be provided.
Should the required traffic study indicate that the
signal warrants are not met, the Applicant/Developer
shall conduct annual warrant studies to determine when
the signals are needed. Upon the need for the signals,
the Applicant/Developer shall participate in its share of
the signal costs as noted above.
In addition, when the signal warrants are met at the
intersection of Avenue 54 and Jefferson, the
Applicant/Developer shall pay for the installation of the
signal. The City may establish a reimbursement agreement
for this signal.
The Applicant/Developer shall pay for an annual 24-hour
traffic count program, for each impacted road and
intersection with roadway improvements triggered when
threshold values are reached. The Applicant/Developer
shall pay for its share of the improvement required based
upon its project -related traffic generation impact as
identified by the percentages in the above mentioned
Traffic Study.
The implementation of this condition is to be
administered by the City Engineer, acting upon his
technical discretion.
2. Condition No. 25 of City Council Resolution No. 84-31 is
hereby rescinded and deleted.
3. Condition No. 34 of City Council Resolution No. 84-31:
Height limitation shall be as specified for the original
Specific Plan, except as follows:
a. The portion of the area designated for six -story
(72 feet) height south of the Airport Boulevard
alignment shall be deleted.
BJ/CONAPRVL.009
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b. All residential units shall be limited to a maximum
of two stories, not to exceed 35 feet.
C. The hotel shall be limited to a maximum height of
six stories; and the other related buildings, not
attached to the hotel, within the Village Core
shall be limited to two stories.
4. Condition No. 38.i. of City Council Resolution 84-31 is
hereby modified to read as follows: The Applicant shall
provide an access road, pursuant to the Uniform Fire Code
for the hotel. In lieu of access roads on all sides of
the hotel building, the Applicant may provide:
o Full access on one complete side of the building,
which includes provisions for aerial apparatus
operations at strategic locations; and,
o Installation of a complete "Life Safety Support
System" for high-rise occupancies.
NOTE: All of the other conditions of approval for the
PGA West Specific Plan still apply unless amended
above.
BJ/CONAPRVL.009
CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-002
"PGA WEST"
MAY 15, 1984
1. The Applicant shall ccnply with Exhibit "A", the plan document for Specific
Plan No. 83-002, and the following conditions, which conditions shall take
precedence in the event of any conflict with the provisions of the specific
plan.
2. Prior to the issuance of a building permit for construction of any use
contemplated by this approval, the Applicant shall first obtain approval
of plot plans and tentative maps in accordance with the requirements of
the Municipal Land Use and Land Division Ordinances.
Soils/Geology
3. The Applicant shall comply with the latest Uniform Building Code, as
adopted by the City of La Quinta. The appropriate seismic design criteria
will depend upon the type and use of the proposed structure and the under-
lying geologic conditions.
C� fig) 4. A more detailed geotechnical study will be conducted to establish site -
specific geotechnical parameters for engineering design of the planned
structure locations at the time tentative subdivision or parcel maps are
prepared. The reccnrendations of this report, as well as those of the
structural engineer (for mid -rise development sites) and city engineer
shall be complied with prior to the issuance of grading or building permits.
Hydrology/Water Conservation
5. Prior to the approval of final tract maps, the approval -of zoning permits,
or the issuance of building permits, the Applicant shall prepare a hydro-
logical analysis for approval by the city engineer which will indicate the
method and design to protect the proposed development from the 100-year
flood. This plan shall be consistent with the purposes of any similar
plans of the Redevelopment Agency and the Coachella Valley Water District
then in effect for flood protection.
6. Prior to the approval of tentative maps or development plans, the Applicant
shall design and provide information demonstrating that should there be a
breach in the embankment of either Lake Cahuilla or the Coachella Canal,
the development design will provide for the channelization or dispersal of
the waters in such a way so as to prevent a serious safety threat to the
residents of the nearby structures.
� 7. Prior to approval of building permits, the Applicant shall prepare a water
conservation plan which will indicate:
I< a. Methods to minimize the consumption of on -site water usage, including
water saving fixtures, drought -tolerant and native landscaping, and
programs to minimize landscape irrigation.
0 b. Methods for minimizing the effects of increased on -site runoff and
increased groundwater recharge, including the construction of on -site
collection and groundwater retention basins.
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CONDITIONS OF APPROVAL - SPDCIFIC PLAN NO. 83-002
Page 2.
c. Methods for minimizing the amount of groundwater pumped out for
on -site irrigation, including the use of reclaimed water from the
new sewage treatment plant to be constructed and the use of irriga-
tion water from the Coachella Canal.
Wildlife
C2- 9) 8. Cottonwoods, sycamore (Plantanus Racemrasa), mesquite, palms (Washingtonia
Filifera), and/or native, compatible plantings shall be planted as part
of the golf course layouts. Plantings of this type would be beneficial
to wildlife habitat values and could offset loss of prairie falcon foraging
habitat.
3 �) 9. Vherever possible, native, drought -tolerant, desert plant species shall
/ be incorporated into the landscaping plan for the entire project area.
The landscape architect who produces the development (site) plan should
have experience in landscaping with desert species. The Living Desert
Reserve, the Horticultural Department of the College of the Desert in
Palm Desert and Desert Water Agency can provide valuable assistance in:
a) recommending experienced experts in desert species; b) identifying
nurseries that have been successful in large-scale propagation of the
type necessary for this project; c) recommending appropriate trees,
shrubs, and annual and perennial herbaceous species; or d) providing
contacted experts to the developer's landscape architect.
10. Drip irrigation shall be used wherever possible to irrigate plantings
to reduce the demand for water in landscaping and to minimize the need
to eliminate unwanted why species that become established from wind-
borne seed.
11. In April or May, 1984, the Applicant shall engage a qualified consultant
to determine the activity of the prairie falcon eyrie located 1/4 mile
north of the project site. Based upon findings and recommendations
contained within the consultant's report, appropriate measures shall be
developed to allow enhancement of habitat on the project site compatible
with golf course development.
Archaeology
60.3`{> , 12. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate mitigation
measures can be taken.
Air Quality
�k 13. To the extent practical, major earth movement for each of the golf
courses shall occur before adjacent residential construction is completed.
14. The Applicant shall utilize dust control measures in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval
of the city engineer.
CONDITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002
Page 3.
C1i -K15. At the time of submittal of tentative tract maps or plot plans, the
Applicant shall demonstrate that the proposed uses include provisions
for non -automotive means of transportation within the project site as
a means of reducing dependence on private autcambiles. This may include
golf cart path systems, bicycle and pedestrian systems, and other similar
systems consistent with the Specific Plan.
�P.9)) .4K 16. Specific project designs shall encourage the use of public transit by
providing for on -site bus shelters as required by the planning director
and consistent with the requirements of local transit districts and the
Specific Plan.
�. 93) K 17. The Applicant shall encourage and support the use of Sunline van/bus
service /Dial -A -Ride/ jitneys between the project site, local airports
(e.g., Palm Springs, Thermal), and other regional land uses.
Traffic and Circulation
18. 54th Avenue, 58th Avenue, Airport Boulevard and Madison Street contiguous
to the project shall be developed in accordance with their General Plan
designations and the La Quinta and/or Riverside County design and
structural standards in effect at the time of tentative tract or develop-
ment approval in conjunction with the phased implementation of the Specific
Plan.
54th Avenue, 58th Avenue and Madison Street shall be constructed to mininum.
three-quarter (3/4) width improvement standard.
19. Prior to the closure of Jefferson Street, the Applicant shall construct
and improve Madison Street between 54th and 52nd Avenues, or provide
adequate financial security (i.e., letter of credit), with a minimum
32-foot-wide pavement, in accordance with the applicable County and/or
City standards. In addition, the Applicant shall submit a pavement
evaluation study on existing Madison Street between 52nd and 50th Avenues
to the city engineer and County Roads Department for review and approval,
to determine required pavement repairs and/or improvements which will
be installed by the Applicant prior to the closure of Jefferson Street.
20. Prior to the closure of Jefferson Street, the Applicant shall fund and
install the necessary off -site -pavement improvements to Madison Street
between the project's southerly boundary and 58th Avenue, and to 58th
Avenue between the project's easterly boundary and Madison Street in
accordance with the requirements of the city engineer and the applicable
County and/or City standards. The Applicant shall submit a pavement
evaluation study to the city engineer and County Roads Department for
their review and determination of the required pavement improvements
which shall be installed.
21. Prior to tract map or development approval, the Applicant shall submit
a tentative time schedule for the closure of Jefferson as it relates to
the phased implementation of the Specific Plan. This schedule shall be
subject to the review and approval of the City Council.
CONDITIONS OF APPRU.AL - SPECIFIC PLAN NO. 83-002
Page 4.
_,11� 22. The Applicant shall assume the costs associated with abandonment of
Jefferson Street and Airport Boulevard within the Specific Plan area.
23.
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In order to facilitate mitigation of cumulative traffic impacts of this
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
count studies to determine if warrants'are met for major roadway improve-
ments. Upon determination of needs, the City may initiate projects to
meet those needs. Funding of this program may be by fee programs that
assess new development and/or users on a pro -rates or fair -share basis,
formation of assessment districts, acquisition of State or Federal road
funds, or other means that fairly allocate costs to those generating the
need. The Applicant shall agree to pay the designated pro-rata share
that the City may establish to fund off -site roadway improvements and
traffic signalization on an "as warranted" basis.
24. The Applicant shall develop all roads internal to the project in accordance
with the design standards specified in the Specific Plan and the structural
standards in effect at the time of tentative tract or development approval
area in conjunction with the phased implementation of the Specific Plan.
All roadways within the Specific Plan area shall remain private.
25. If Riverside County amends its General Plan to change the status of
Madison Street between 50th and 58th Avenues from a secondary to a major
highway and changes its road standards to require landscaped medians in
major highways for surrounding unincorporated areas by October 31, 1984,
Madison Street between 54th and 58th Avenues shall be improved as a 100-foot-
wide major highway including provision for landscaped medians and Jefferson
Street between 52nd and 54th Avenues shall be widened to accommodate four
travel lanes. If the above -referenced County actions occur, then Condition
No. 19 will have no force and effect.
Noise
/UI) 26. Prior to building permit approval, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be utilized to reduce
noise impacts from nearby existing and future roadways to within the State
standards.
27. Prior to approval of precise development plans or tentative tract maps,
the Applicant will demonstrate that residential structures satisfy the
State's indoor criterion. Where exposed to noise levels in excess of
State standards, Applicant shall install special design features such as
double -glazed windows, mechanical ventilation, special roof venting,
increased insulation, weatherstripping, or combinations of these and
similar measures.
C�.0 0 X 28. Prior to approval of building permits for the commercial center, the
Applicant shall demonstrate that all structures meet State interior noise
standards for commercial uses as defined in the State guidelines.
CONDITIONS OF APPROVAL - SPDrIFIC PLAN NO. 83-002
Page 5.
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29. Requirements for the installation of solar water heaters shall be
determined by the City on a uniform citywide basis for new construction
at a later date. The developer shall comply with the requirements current
at the time of construction.
30. All tentative maps and development plans shall be designed to ensure
caupliance with the State laws regarding solar accessibility. To the
extent possible, all structures shall be sited, oriented and designed
so as to minimize the energy needs for cooling.
Land Use
/00) 4,- 31.
The project shall be subject to staff review for conformance to established
City land use ordinances and policies, and will be subject to public review
at hearings of the Planning Commission and City Council.
//8) �K 32.
Prior to issuance of a grading permit, construction of the golf course or
approval of tentative maps or development plans within 1/8 mile of the
park, the Applicant shall submit plans showing the buffer area between any
structure and the property boundary of the Lake Cahuilla County Regional
Park. These plans shall be subject to the review and approval of the
Planning Director.
1 i5) ;Y,, 33 .
Prior to the issuance of any grading permits or approval of any tentative
maps or development plans, the Applicant shall submit plans to the
Ccnm mity Development Department for review and approval demnstrating
that there is adequate setback of proposed future golf course, street,
utility and structural improvements to provide for the setback of project
perimeter walls along public roadways in accordance with the City's
adopted parkway standards in effect at the time of application for said
permits.
34.
Height limitations shall be as shown in the Specific Plan, except as
follows:
a. The portion of the area designated for six -story (72 feet)
height south of the Airport Boulevard alignment shall be
deleted.
b. All residential units shall be limited to a maximum of two
stories, not to exceed 35 feet.
c. The hotel complex and related buildings within the Village
Core shall be limited to a maximum height of four stories.
CONDITIONS OF APPROVAL - SPDCIFIC PLAN NO. 83-002
Page 6.
35. The area east of Madison Street shall be developed at a maximum average
density of 3 units per acre for a total of 480 units.
36. The cannercial area shall be reduced to a maximum total of 20 acres for
the future development of a camtiercial center and offices.
37. Applicant is encouraged to maintain all land, within the property
boundaries, in agricultural production until such land is graded for
development, provided that such agricultural production is economically
feasible. In the event said undeveloped land is not continued or placed
in agricultural production, Applicant shall plant and maintain said land
in appropriate ground cover to prevent dust and erosion and to provide
an aesthetically pleasing environment.
Public Services and Utilities
38. Fire protection shall be provided in accordance with the requirements of
the Uniform Fire Code in effect at the time of development and the following
additional provisions:
C� �) K a. Applicant shall dedicate a one -acre, fire station site within the
project boundaries to the City, at a location to be dete mined by
the City in consultation with the Applicant.
b. Applicant shall design, construct and equip the fire station to
Riverside County Fire Department specifications and City standards
and codes.
c. Phased construction of the station shall be subject to approval by
Riverside County Fire Department and the City Fire Marshall. A
station shall be constructed prior to the start of building
construction.
d. The Applicant shall purchase and equip the station with a 1,250
gallon/minute engine fitted for future attachment of a telesquirt
as required, and a squad or paramedic unit in accordance with
Riverside County Fire Department specifications.
e. The station shall be equipped with an engine to fire department
specifications prior to the start of framing construction. The
station shall be equipped with a telesquirt unit prior to the
construction of buildings which are three stories or greater in
height.
f. The Applicant shall agree to participate in an assessment district
for financing operations, maintenance and personnel costs, providing
that said district includes other assessable property if served by
said district.
g. All buildings over 30 feet or over 2 stories in height shall be
required to provide built-in fire protection. This requirement
shall remain in effect until December 31, 1984, or until the City
adopts its revisions to the Uniform Fire Code, whichever occurs
first.
CONDITIONS OF APPRDVAL - SPDvIFIC PLAN NO. 83-002
Page 7.
h. City shall enter into a reimbursement agreement with Applicant,
whereby City shall agree to reimburse to Applicant those costs
of fire station construction and equipment, which are properly
attributable to service recipients located outside the project
boundary.
39. The Applicant shall pay a per -unit school development fee as determined
by the Desert Santis and Coachella Valley Unified School Districts in
accordance with the school mitigation agreements as approved by the
La Quinta City Council and in effect at the time of the issuance of
building permits.
40. TIb fund improvements to Lake Cahuilla, the Applicant shall pay- the
amount of $50,000 to the City. This contribution is specifically
intended to mitigate the closure of Jefferson Street.
41. The Applicant shall comply with the requirements of the Coachella Valley
Water District for the provision of domestic water and sanitation service.
The Applicant shall annex the project site to Improvement District No. 55
to obtain adequate permanent wastewater treatment services.
42. The Applicant shall comely with the following requirements of ITperial
Irrigation District:
a. Applicant shall provide a 2.5-acre site for an electrical substation
on, or adjacent to, the development at a location approved by Imperial
Irrigation District, the City, and the Applicant; or, shall provide
or participate in, other facilities acceptable to Imperial Irrigation
District and the City.
b. Any relocation of existing overhead power facilities within or
adjacent to the project shall be per District regulations appli-
cable to the said conditions thereof.
43. All overhead utility lines located along the perimeter public roadways,
with the exception of high voltage power lines of 66 KV and above, shall
be installed underground.
44. To fund the cost of a special community services project/facility
to be determined by the City, the Applicant shall pay the amount of
$1,000,000 to the City. This amount will be paid in five (5) equal,
annual payments on the first day of each calendar year commencing
January 1, 1985.
Miscellaneous
45. Landmark understands that the City was incorporated in 1982 and has not
yet enacted a complete policy on exactions on new development to provide
municipal improvement and facilities needed as a result of the cumulative
impact of such new development; and that City is in the process of pre-
paring and enacting such a policy, which will include uniform fees to be
imposed upon new construction to fund the following public improvements
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CCNDITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002 `
Page B.
and facilities: fire station, public safety facility, city hall, park
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalization; that City expects to enact
said fees policy on or before December 31, 1984; Landmark agrees to pay
said fee or fees in the amount and at the time enacted and from time to
time amended by City. To the extent Applicant constructs specific
facilities included within the fee structure (i.e., fire station), it
shall receive appropriate credit, as determined by the City Council.
If said fee shall include financing of permanent or temporary school
facilities, Condition 39 (school development fee) shall be deleted.
46. Prior to the issuance of grading permits or the approval of tentative
tract maps or plot plans, the Applicant shall submit a phasing schedule
and map for the entire project to the Planning Director for review and
approval.
47. Applicant shall consent to the formation of a maintenance district under
Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code,
Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets
& Highway Code 22600 et seq.) to implement maintenance of landscaping,
pavement, and on -site lighting within all commonly maintained driveways,
parking areas, greenbelts, private streets, and other improved common
ownership areas. It is understood and agreed that appropriate homeowners,
associations shall pay all above costs of maintenance for said improved
common areas until such time as the City Council determines that, by default
of the homeowner's association, a need for maintenance work and establish-
ment of a tax rate exists and until such time as tax revenues are received
by the district for assessment upon the real property. At the request of
the Applicant, this shall be reconsidered and may be deleted at the time of
tentative tract approvals.