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Home My WebLink AboutSR - DA 06-03, PP/CUP 06-17 & TT35426 - Starwood/WVC CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Approval of an amendment to PP/CUP 96-28, and DA 96-1 to allow the construction of 280 (215 currently entitled) new timeshare units with an height exception for a 41 foot 8 inch maximum roof height, a 38,000 square foot Villa Clubhouse and amenities. The project is located at 39-500 Portola Avenue, also known as a portion Lot 9 of Tract 28451 within Desert Willow Golf Resort. SUBMITTED BY: Tony Bagato, Acting Planning Manager APPLICANT: Starwood /WVC Rancho Mirage, Inc. 8801 Vistana Centre Drive, Suite 140 Orlando, FL 32821 CASE NOS.: DA 06-03, PP/CUP 06-17 and TT 35426 DATE: March 22, 2007 CONTENTS: Recommendation Draft Ordinance No. 1135 , Exhibit A Development Agreement Draft Resolution No. 07-21 Planning Commission Minutes, dated February 20, 2007 Planning Commission Resolution 2435 Planning Commission Staff Report, dated February 20, 2007 Comments from other departments ARC Minutes Plans and Exhibits Recommendation: That the City Council pass Ordinance No. 1135 to second reading approving Development Agreement 06-03. That the City Council adopt Resolution No. 07-21 approving Precise Plan / Conditional Use Permit 06-17 and Tentative Tract 35426. Executive Summarv: In February of 1997, the City Council approved a development agreement, a precise plan of design and conditional use permit associated with a tentative tract map to allow 61 buildings totaling 311 timeshare units for Intrawest Resort Ownership Corporation within Desert Willow. Intrawest built 55 units and is planning to build 41 additional units in the future, totaling 96 units. The undeveloped property and development rights for the Staff Report DA 06-03, PP/CUP 06-17 and TT 35426 Page 2 March 22, 2007 remaining 215 entitled units has been sold to Starwood who is proposing a new site plan and architecturaf design for 280 units, 65 more than the original approval. The new site plan, architectural design and additional units require an amendment to the original approval. Planninq Commission Action: The Planning Commission recommended approval of a modified plan reducing the maximum building height from 52 feet 8 inches to 41 feet 8 inches, vote carried 4-1 with Commissioner Limont voting nay. Reducing the building height eliminated the 4'h story on building C, which resulted in the project eliminating 20 units, reducing the clubhouse by 2,000 square feet, and efiminating 137 parking spaces. On March 13, 2007, the Architectural Review Commission unanimously approved the redesign of building C, stating that although the feel this building is well designed they believed the 4`h story design is superior. Conctusion: The proposed site pfanning and architectural design effectively accommodates the 280 units and will provide future timeshare owners with a high quality resort environment. The proposed density and building height was strategically placed in this location to minimize visual impacts from outside and inside Desert Willow. Approving this project as proposed will benefit the City by providing tax revenue to the General Fund and by lessening the need for a five-story hotel adjacent to the clubhouse thereby preserving a high quality golf experience at Desert Willow. Discussion: I. BACKGROUND: A. PROPERTY DESCRIPTION: The vacant property is an irregular shape lot totaling 28.75 acres. The site is located within the Desert Willow Golf Resort and is zoned Planned Residential 5 dwelling units per gross acre (P.R.S). Desert Willow B. ADJACENT ZONING AND LAND USE: North: P.R.5 / Golf Course (18th green and vacant property) South: P.R.S / Golf Course (12�h green) East: P.R.5 / Golf Course (14th 8� 15�h green and vacant) West: P.R.S / Golf Course (13ch 16tn and 17'�' green) Staff Report DA 06-03, PPICUP 06-17 and TT 35426 Page 3 March 22, 2007 C. DESERT WILLOW AND DA 96-1, PP/CUP AND TT 28451: Desert Willow Golf Resort was originally planned and constructed as a long-term economic tool for the City. The Master Plan, approved in 1994, provided for the development of a championship golf course, a resort course, a clubhouse, 600 timeshare units, a conference center, and four (4) hotels, two (2) around the clubhouse and two (2) at the southwest corner of Cook Street and Frank Sinatra, totaling 1,050 rooms. These potential improvements provide Transient Occupancy Tax (TOT) and tax increment dollars to repay the City's investment and provide ongoing revenue to the General Fund. The two (2) hotel sites on the southwest corner for Cook Street and Frank Sinatra has been developed with a Residence Inn and Courtyard by Marriot for a total of 281 hotel units. In February of 1997, the City Council approved a development agreement, a precise plan of design and conditional use permit associated with a tentative tract map to allow 61 buildings totaling 311 timeshare units for Intrawest Resort Ownership Corporation within Desert Willow. Intrawest built 55 units and is planning to build 41 additional units in the future, totaling 96 units. The development rights for the remaining 215 entitled units has been sold to Starwood who is proposing a new site plan and a�chitectural design for 280 units, 65 more than the original approval. The new site plan, architectural design and additional units require an amendment to the original approval. II. PROJECT DESCRIPTfON: The applicant is requesting approval of a development agceement, precise plan/conditional use permit and a tentative tract map to allow the construction of 18 buildings totaling 280 units, outdoor amenities, a 38,000 square foot Villa Clubhouse and a total of 700 parking spaces. The project will be constructed in three (3) phases. Phase I will include the Villa Clubhouse and Buildings 1-5. Phase II will include the construction of Buildings 13-18 and Phase III will include Buildings 6-12. The applicant has prepared a draft development agreement that will give them a vested right to build the project as proposed. The agreement will extend the entitled project four (4) years beyond the original agreement approved in February of 1997. The original approval is for 15 years. The tentative tract map is a one-lot condominium map for the creation of the air space ownership associated with the timeshare development. Staff Report DA 06-03, PP/CUP 06-17 and TT 35426 Page 4 March 22, 2007 A. SITE PLAN: A loop driveway provides the main entry and access to the project from Portola Avenue. An existing golf cart path will be relocated to go underneath the entry driveway through a tunnel. The main driveway leads to a drop off area in front of the clubhouse, and a second loop with an entry access gate to the timeshare. The access gate is located in front of Building #1 on the proposed site plan. Beyond the second gate the main road leads to the 18 buildings, parking areas, and to the Intrawest. The connection to Intrawest will provide secondary access for emergency vehicles only not for the timeshare users at Starwood. The site plan provides for 496,824 square feet of landscaping, which includes water features, steel and concrete walls, accent stone paving and curb, decorative entry gates and fabric sail structures. On January 17, 2007, the Landscape Beautification Committee reviewed and endorsed the proposed landscape design. Amenities: The project amenities includes a 38,000 square foot Villa Clubhouse, five (5) pools, two (2) tennis courts, a volleyball court, BBQ areas and pedestrian walkways. The timeshare users will also have the ability to use the Desert Willow Golf Course. The Clubhouse will include a market, a 1,900 square foot restaurant and bar, a 785 square foot kids club area, a 1,050 square foot workout room, two (2) pools, cabanas, and two (2) tennis courts. The two pools are separated between adults and children. The kid's pool includes a waterslide. The clubhouse will also include a lobby, sales office, restrooms, employee areas, and laundry service areas. The three (3) remaining pools, volleyball court, BBQ and pedestrian areas are distributed throughout the resort complex. Parking: The proposed site p{an provides for a total of 692 parking spaces, of which 382 are covered. The parking around the clubhouse totals 140 spaces, 38 surface spaces and 94 underground. The remaining 560 spaces are organized in a series of cluster areas adjacent to the timeshare buildings. Staff Report DA 06-03, PP/CUP 06-17 and TT 35426 Page 5 March 22, 2007 B. UNIT SUMMARY: The proposed site plan provides for 18 buildings totaling 280 units. There are three (3) building types that vary in size and height. Building A totals 21,854 square feet and varies between two and three stories tall with a 37-foot maximum roof height. The project provides for three (3) A buildings with 10 suites in each totaling 30 units. Building B totals 33,515 square feet and varies between two and three stories tall with a 41-foot 8-inch maximum roof height and a tower element at 43 feet high. There are ten (10) B buildings with 16 suites in each totaling 160 units. Building C totals 37,326 square feet and is three stories tall with a roof heights varying between 32 feet and 41 feet 8-inches maximum roof height. There are five (5) C buildings with 18 units in each totaling 90 units. All suites are approximately 1,424 square feet to 1,434 square feet with a master bedroom, lockout room, kitchen, two (2) bathrooms and outdoor terraces. C. ARCHITECTURE; The proposed architectural style can best be described as desert modern utilizing varying roof heights and massing, vertical and horizontal elements, low roof pitch, stone veneer columns, metal panels and facia, smooth stucco earthtone colors and decorative roof tiles. A materials sample board will be available for review at the public hearing. On December 12, 2006, the Architectural Review Commission (ARC) reviewed and approved the proposed building design. Commissioner Hanson, Architect, stated that the massing and varying roof heights for the multiple stories was well designed. On March 13, 2007, the Commission approved the revised plans for Building C, stating that although the feel this building is well designed they believed the 4th story design is superior. III. ANALYSIS: The following table compares the Planned Residential (Section 25.24) development standards with the proposed project. The table also compares the proposed project with the Intrawest and the previously approved plan Master Pian for Desert Willow. Staff Report DA 06-03, PP/CUP 06-17 and TT 35426 Page b March 22, 2007 d � � �� ; � ' � � � �, � b i'� . � � ��: �;�� fi �a. �:L�'lAt� � �� a �� Project Area 10 acres 28.75 15.65 503 acres 2,515 Density 5 units per 2g0 units 96 units allowed acre /1,650 units a roved 370 feet Perimeter (Clubhouse/Portola) 350 (Portola) 500 Setback 20 feet g00 feet (Country (Country Club) N/A Club Building 50% 24% 14% N/A Covera e Building 20 feet 20 feet plus 20 feet plus N/A Se aration Open Space 40% 42% 51% NIA Height 24 feet 41 feet 8 inch max 24 feet N/A Parking 460 692 560 N/A *Section 25.24.310, Exceptions, states that development standards may be modified by an approved development plan. Except for the proposed building height the project complies with all the development standards of the Planned Residential Zone. Building Height: The applicant is requesting approval of two and three story buildings with roof heights varying between 37 feet and 41 feet 8 inches. Section 25.24.310 of the Planned Residential zone allows the City to grant an exception to the 24-foot maximum roof height. This exception has been granted for other hotels and timeshare projects. For example, Desert Springs Marriott was approved at 78 feet, the Courtyard by Marriott was approved at 47 feet with a 55-foot entry tower, and Marriott Shadow Ridge was approved at 36 feet. Generally, these projects were approved due to increased setbacks from public streets minimizing visual impacts and superior architecture. The site plan indicates that the closest timeshare building (#10) to Portola Avenue is setback 570 feet and the closest building to Country Club Drive is setback approximately 800 feet. At Shadow Ridge the closest building is 100 feet from Monterey, 470 feet closer than the proposed project. The large setback will Staff Report DA 06-03, PP/CUP 06-17 and TT 35426 Page 7 March 22, 2007 minimize visual impacts from Portola Avenue and Country Club Drive. Also, the proposed location of the timeshare buildings is setback over 1,000 feet from the Desert Willow Clubhouse. The large setbacks will minimize view impacts from the clubhouse. In addition to the large setbacks, the buildings are designed with varying roof heights and a low roof pitch to minimize the visual impacts. The Architectural Review Commission granted approval of the design based on the varying rooflines and massing stating that the design was handled well. Based on the architecture and large setbacks, staff recommends approval of the height exception pursuant to Section 25.24.310. Density: The Desert Willow Master Plan provides for 600 timeshare units. Intrawest was previously approved for 311 units. Intrawest has constructed 55 units and plans on building 41 more totaling 96 units. Starwood has purchased the development rights to the remaining 215 units and is requesting an amendment to add 65 units for a total of 280 units. Approving the 65 additional units for Starwood with Intrawest's 96 total units brings the total number of timeshare units to 376. The project is consistent with the approved Master Plan. IV. ENVIRONMENTAL REVIEW: A previously approved and certified Environmental Impact Report (EIR) for Section 4 analyzed the impacts for 600 units. With the additional 85-timeshare units for Starwood the total approved timeshare units will be 396 units. All mitigation measures identified in the EIR that are relevant to this project will be imposed as conditions of this project. No further CEQA documentation is necessary. Submitted By: Department Head: c—� - Tony Bagato Steve Smith Acting Planning Manager Acting Director of Community Development Approval: CITY COUNCIL ACTION: APPROVED DENIED RECSIVED OTHFR City M ager ME38TTNG DATE AYES: � � NO£$: for D ve ent Services ABSENT: AssT�,xrr; VERIF2ED BY; ��'3ginal on File wi City C],�rk's Office