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HomeMy WebLinkAbout12/15/2004 - STAFF REPORTS (21) RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, SUPPORTING ITS PRIOR DECISION APPROVING RESOLUTION NO. 20994 AMENDING THE GENERAL PLAN FOR THE PALM HILLS AREA. ----------------- WHEREAS, pursuant to Government Code Section 65864, et seq., on June 16, 2004, the City Council of the City of Palm Springs ("City") adopted Resolution No. 20994 ("Resolution") approving amendments of the City's General Plan Use and Circulation Element for an approximately nine hundred (900) acre area within the southeast portion of the City which is referred to as Palm Hills; and WHEREAS, the Palm Hills Area Plan requires that any land developed within Palm Hills may only be accomplished through a Specific Plan; and WHEREAS, in connection with the proposed development of Planned District Development No. 258 pursuant to Tentative Parcel Maps 29100 and 29101 (collectively "Project"), the Palm Hills Land Corp ("Developer") initiated an application for the Palm Hills Specific Plan and requested General Plan Text Amendments to modify hillside development policies and requirements of the Palm Hills Area Plan; and WHEREAS, the adoption of the Resolution approved the following General Plan Text Amendments: (1) modification of hillside development policies 5.4.1 and 5.4.4 (b) and (c) to allow development on ridges that are not "sky-lined" and on slopes of greater than thirty percent (30%) on a limited basis, subject to strict design criteria and only as part of a Specific Plan, (2) modification of Palm Hills Area Plan Elements #6 and #7 to add a new element to reflect the proposed changes to the hillside development policies and present an updated approach to development in a portion of the Palm Hills Area; and WHEREAS, said General Plan Text Amendments affect the Palm Hills Planning Area only and do not affect any land outside of the Palm Hills Planning Area; and WHEREAS, on June 16th, 2004, prior to the adoption of the Resolution, in accordance with the California Environmental Quality Act, the City Council adopted Resolution No. 20993 certifying a Final Environmental Impact Report and a Statement of Facts and Findings and Statement of Overriding Considerations for the General Plan Text Amendments and the Palm Hills Specific Plan; and WHEREAS, the Project is proposed to include the construction of a multi-million dollar destination resort project which includes (1) an 18-hole championship golf course and clubhouse, (2) a maximum of 129-164 custom residential estates, (3) a maximum of 382 vacation ownership units, and (4) a hotel with a maximum of 351 rooms; and WHEREAS, the Project has been designed to position the proposed hotel and championship golf course in plateau or concealed areas to the greatest degree possible. Detailed visual impact studies were prepared to ensure that these development features will not break ridgelines; and WHEREAS, the Project has been designed to limit the height of the proposed hotel to three (3) stories, while maintaining a location which yields a spectacular view of the valley and creates an ideal setting for a world-class resort hotel unlike any other in the Coachella Valley; and 36530 i Resolution No. Page 2 WHEREAS, the Project's proposed championship golf course was designed to highlight an expansive view of the site, to reduce affects on Eagle Canyon and to minimize the amount of grading which will be required by featuring undisturbed natural desert; and WHEREAS, the Project's proposed championship golf course was also designed to be comparable, if not superior, to all other resort-related golf courses in the Coachella Valley and will be amenable to nationally televised golf events; and WHEREAS, should Developer elect to construct vacation ownership units instead of hotel rooms, Developer shall pay the City a "Financial Impact Mitigation Fee" to mitigate the loss of transient occupancy tax; and WHEREAS, it is anticipated that the Project will create approximately four hundred fifty (450) new permanent jobs within the City, as well as construction-related opportunities during Project development, aid in the revitalization of tourism, expand economic development, create a high quality residential area which is unique in the Coachella Valley and will generate tax revenues for the City; and WHEREAS, the Project will pay all City development fees, including Quimby park fees, TUMF fees, school mitigation fees, drainage fees and sewer connection fees that will assure that all costs of the Project are mitigated and will be used to expand regional and local public facilities and infrastructure; and WHEREAS, the Project will maintain public access to recognized hiking/equestrian trails such as the Araby Trail and the Clara Burgess Trail, while discouraging uses which cause disturbance to natural open space areas; and WHEREAS, an economic impact analysis for the Project has projected that the Project will have a net beneficial impact of approximately $2,475,773 per year by expanding the City's tax base, including property tax, transient occupancy tax, sales tax, utility tax and other taxes. The payment of the financial impact mitigation fee for timeshare use will generate as much as $544,350 in additional revenue to the City; and WHEREAS, as part of the Project Developer shall pay the cost of a communications study, which shall be completed prior to the issuance of any grading permits, which will be used to determine a location to place unobtrusive equipment that could serve the communications needs of the Palm Hills Specific Plan area and pay for the installation of emergency services when required and prior to the issuance of the first certificate of occupancy; and WHEREAS, as part of the Project, Developer shall pay its fair share contribution to the Eagle Canyon dam site remediation; and WHEREAS, as part of the Project, Developer shall make a contribution towards the construction of a northbound left turn lane at the intersection of East Palm Canyon Drive and Gene Autry Trial; and WHEREAS, as part of the Project, Developer shall make a contribution towards the construction costs for modifying the existing traffic signal at the intersection of Crossley Road and Mesquite Avenue to include a southbound right turn overlap traffic signal phase; and WHEREAS, more than sixty-five percent (65%) of the Project site, approximately 797.7 acres, will be preserved as natural open space and wildlife habitat. The Project will also dedicate off- site habitat of comparable or better quality, at a minimum ratio of three (3) acres preserved for each one (1) acre disturbed within the Northern Santa Rosa Ewe Group Recovery Region, to 36530 1'� Resolution No. Page 3 offset the loss of bighorn sheep habitat and will create an open space corridor between urban development and natural habitat and bighorn sheep habitat to the south; and WHEREAS, on August 4, 2004, a petition for referendum on the Resolution, containing approximately 2,500 sufficient signatures, was submitted to the City; and WHEREAS, on November 10, 2004, a referendum on the Resolution was duly qualified for consideration by the eligible voters of the City at a special election to be held on March 8, 2005; and WHEREAS, the City Council believes that its prior approval of the Resolution amending portions of the General Plan relative to hillside development policies was necessary and appropriate to build consistency between the General Plan Map and Report and the Palm Hills Specific Plan such that the City Council desires to reaffirm its decision to approve the Resolution. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Palm Springs, as follows: Section 1. That the above recitals are true and correct and incorporated herein by this reference. Section 2. That the City Council hereby reaffirms its prior decision approving Resolution No. 20994 amending the General Plan Use and Circulation Plan for the Palm Hills area. APPROVING RESOLUTION NO. 20994 AMENDING THE GENERAL PLAN FOR THE PALM HILLS AREA. ADOPTED this 15th day of December, 2004. AYES: NOES: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Acting City Clerk City Manager REVIEWED &APPROVED: City Attorney 36530 !] RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, SUPPORTING ITS PRIOR DECISION APPROVING RESOLUTION NO. 20994 AMENDING THE GENERAL PLAN FOR THE PALM HILLS AREA. ----------------- WHEREAS, pursuant to Government Code Section 65864, et seq., on June 16, 2004, by a vote of 4 to 1, the City Council of the City of Palm Springs ("City") adopted Resolution No. 20994 ("Resolution") approving amendments of the City's General Plan Use and Circulation Element for an approximately nine hundred (900) acre area within the southeast portion of the City which is referred to as Palm Hills; and WHEREAS, the Palm Hills Area Plan requires that any land developed within Palm Hills may only be accomplished through a Specific Plan; and WHEREAS, in connection with the proposed development of Planned District Development No. 258 pursuant to Tentative Parcel Maps 29100 and 29101 and the approval of a Development Agreement for the project (all of such approvals constituting the "Project"), the Palm Hills Land Corp ("Developer") initiated an application for the Palm Hills Specific Plan and requested General Plan Text Amendments to modify hillside development policies and requirements of the Palm Hills Area Plan; and WHEREAS, the adoption of the Resolution approved the following General Plan Text Amendments: (1) modification of hillside development policies 5.4.1 and 5.4.4 (b) and (c) to allow development on ridges that are not "sky-lined" and on slopes of greater than thirty percent (30%) on a limited basis, subject to strict design criteria and only as part of a Specific Plan, (2) modification of Palm Hills Area Plan Elements #6 and #7 to add a new element to reflect the proposed changes to the hillside development policies and present an updated approach to development in a portion of the Palm Hills Area; and WHEREAS, said General Plan Text Amendments affect the Palm Hills Planning Area only and do not affect any land outside of the Palm Hills Planning Area; and WHEREAS, on June 16th, 2004, prior to the adoption of the Resolution, in accordance with the California Environmental Quality Act, the City Council adopted Resolution No. 20993 certifying a Final Environmental Impact Report and a Statement of Facts and Findings and Statement of Overriding Considerations for the General Plan Text Amendments and the Palm Hills Specific Plan; and WHEREAS, the Project is proposed to include the construction of a multi-million dollar destination resort project which includes (1) an 18-hole championship golf course and clubhouse, (2) a maximum of 129-164 custom residential estates, (3) a maximum of 382 vacation ownership units, and (4) a hotel with a maximum of 351 rooms; and WHEREAS, the Project has been designed to position the proposed hotel and championship golf course in plateau or concealed areas to the greatest degree possible. Detailed visual impact studies were prepared to ensure that these development features will not break ridgelines; and WHEREAS, the Project has been designed to limit the height of the proposed hotel to three (3) stories, while maintaining a location which yields a spectacular view of the valley and creates an ideal setting for a world-class resort hotel unlike any other in the Coachella Valley; and MA 36530 � ��� Irv,44 ,. . Resolution No. Page 2 WHEREAS, the Project's proposed championship golf course was designed to highlight an expansive view of the site, to reduce affects on Eagle Canyon and to minimize the amount of grading which will be required by featuring undisturbed natural desert; and WHEREAS, the Project's proposed championship golf course was also designed to be comparable, if not superior, to all other resort-related golf courses in the Coachella Valley and will be amenable to nationally televised golf events; and WHEREAS, should Developer elect to construct vacation ownership units instead of hotel rooms, Developer shall pay the City a "Financial Impact Mitigation Fee" to mitigate the loss of transient occupancy tax; and WHEREAS, it is anticipated that the Project will create approximately four hundred fifty (450) new permanent jobs within the City, as well as construction-related opportunities during Project development, aid in the revitalization of tourism, expand economic development, create a high quality residential area which is unique in the Coachella Valley and will generate tax revenues for the City; and WHEREAS, the Project will pay all City development fees, including Quimby park fees, TUMF fees, school mitigation fees, drainage fees and sewer connection fees that will assure that all costs of the Project are mitigated and will be used to expand regional and local public facilities and infrastructure; and WHEREAS, the Project will maintain public access to recognized hiking/equestrian trails such as the Araby Trail and the Clara Burgess Trail, while discouraging uses which cause disturbance to natural open space areas; and WHEREAS, an economic impact analysis for the Project has projected that the Project will have a net beneficial impact of approximately $2,475,773 per year by expanding the City's tax base, including property tax, transient occupancy tax, sales tax, utility tax and other taxes. The payment of the financial impact mitigation fee for timeshare use will generate as much as $544,350 in additional revenue to the City; and WHEREAS, as part of the Project Developer shall pay the cost of a communications study, which shall be completed prior to the issuance of any grading permits, which will be used to determine a location to place unobtrusive equipment that could serve the communications needs of the Palm Hills Specific Plan area and pay for the installation of emergency services when required and prior to the issuance of the first certificate of occupancy; and WHEREAS, as part of the Project, Developer shall pay its fair share contribution to the Eagle Canyon dam site remediation; and WHEREAS, as part of the Project, Developer shall make a contribution towards the construction of a northbound left turn lane at the intersection of East Palm Canyon Drive and Gene Autry Trial; and WHEREAS, as part of the Project, Developer shall make a contribution towards the construction costs for modifying the existing traffic signal at the intersection of Crossley Road and Mesquite Avenue to include a southbound right turn overlap traffic signal phase; and WHEREAS, more than sixty-five percent (65%) of the Project site, approximately 797.7 acres, will be preserved as natural open space and wildlife habitat. The Project will also dedicate off- site habitat of comparable or better quality, at a minimum ratio of three (3) acres preserved for 36530 Resolution No. Page 3 each one (1) acre disturbed within the Northern Santa Rosa Ewe Group Recovery Region, to offset the loss of bighorn sheep habitat and will create an open space corridor between urban development and natural habitat and bighorn sheep habitat to the south; and WHEREAS, on August 4, 2004, a petition for referendum on the Resolution, containing approximately 2,500 sufficient signatures, was submitted to the City; and WHEREAS, on November 10, 2004, a referendum on the Resolution was duly qualified for consideration by the eligible voters of the City at a special election to be held on March 8, 2005; and WHEREAS, the City Council believes that its prior approval of the Resolution amending portions of the General Plan relative to hillside development policies was necessary and appropriate to build consistency between the General Plan Map and Report and the Palm Hills Specific Plan such that the City Council desires to reaffirm its decision to approve the Resolution. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Palm Springs, as follows: Section 1. That the above recitals are true and correct and incorporated herein by this reference. Section 2. That the City Council hereby reaffirms its prior decision approving Resolution No. 20994 amending the General Plan Use and Circulation Plan for the Palm Hills area. APPROVING RESOLUTION NO. 20994 AMENDING THE GENERAL PLAN FOR THE PALM HILLS AREA. ADOPTED this 15th day of December, 2004. AYES: NOES: ABSENT: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Acting City Clerk City Manager REVIEWED &APPROVED: City Attorney IL 36530 �