TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: DIRECTOR OF PLANNING, BUILDING AND CODE ENFORCEMENT
DATE: OCTOBER 4, 2005
SUBJECT: GENERAL PLAN AMENDMENT INITIATION REQUEST and zonE CHANGE INITIATION REQUEST (case no. ZON2005-00318), FOR THE TRUMP NATIONAL GOLF CLUB
Staff Coordinator: Gregory Pfost, Deputy Planning Director
Provide feedback to the applicant regarding a proposed change in General Plan Land Use and Coastal Specific Plan Land Use Designation for the subject site from Residential 1 d.u./acre to Commercial Recreational, and a proposed Zone Change for the subject site from RS-1/RPD (Single Family Residential/Residential Planned Development) to CR (Commercial Recreational).
This General Plan Amendment Initiation Request and Zone Change Initiation Request is being brought before the City Council pursuant to Council Policy No. 33. The Applicant is requesting Council feedback on the proposal to change the land use designations and zoning of an approximate 11-acre portion of the subject site to Commercial Recreational to accommodate a future hotel bungalow complex. At tonight's meeting, the Council is not required to approve or deny anything, but merely provide feedback to the applicant on his request to amend the General Plan and Zoning on the subject property. After this meeting, the Applicant has the option of either continuing with the process by submitting formal applications requesting approval of the General Plan Amendment/Zone Change and revising the project, or not to pursue the project at all.
In June 1992, the City Council approved the Trump National Golf Club project (formally known as Ocean Trails), which, at that time, included an 18-hole golf course, clubhouse, public open space and 83 single-family residential lots.
Since June 1992, the project has been revised several times. Today, the approved project includes an 18-hole golf course, driving range, clubhouse, public open space and 59 single-family residential lots. The 59 single-family residential lots are within two different tracts; 23 lots within Tract No. 50666 and 36 lots within Tract No. 50667. Tract No. 50666 is still a Vesting Tentative Tract Map (VTTM), while Tract No. 50667 has been finaled.
At the June 1, 2004 City Council meeting, the Applicant provided the Council with an overall presentation of his proposed changes to VTTM No. 50666 (see attached excerpt Minutes). At that time the proposed changes included replacing 16 residential lots with a proposed driving range, replacing 12 residential lots with 12 duplexes (24 total units) to be located between Palos Verdes Drive South and the proposed driving range, and replacing 11 residential lots with 113 hotel bungalow units to be located north of the existing Clubhouse.
On June 7, 2005, the City Council approved the developer's request to replace 16 residential lots with a proposed driving range. This approval retained 12 residential lots for the development of single-family homes instead of the proposed 12 duplexes as preliminarily proposed at the June 1, 2004 City Council meeting (see preceding paragraph).
On June 20, 2005, the property owner submitted an application for a General Plan Amendment Initiation Request (GPAIR) for the subject property.
Pursuant to Council Policy No. 33 (see attached), notice of the GPAIR was sent to all the property owners and Homeowners Associations within 500 feet of the subject site on September 15, 2005. Additionally, notice was published in the Palos Verdes Peninsula News on September 17, 2005.
The subject site is approximately 11 acres in size, which includes Lots 1-11 of VTTM No. 50666 (approximately 10 acres) and an approximate 1-acre vacant land area between the driving range and Forrestal Canyon.
Inasmuch as the parcel is seaward of Palos Verdes Drive South, it is located within the Cityís Coastal Specific Plan.
Staff has reviewed the proposed General Plan Amendment Initiation Request application for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, it has been determined that this request is statutorily exempt from CEQA, pursuant to Guideline Section No. 15262 (Feasibility and Planning Studies) as this request is only a planning study for possible future actions which the City has not yet acted upon.
It should be noted, that if the applicant decides to formally apply for a General Plan Amendment and Zone Change an Environmental Assessment would be required, which would most likely lead to the preparation of an EIR for the project.
The applicant has submitted a General Plan Amendment Initiation Request to obtain Council feedback on a proposal to change the General Plan and Coastal Specific Plan Land Use designation of the subject site from Residential1 d.u./acre to Commercial Recreational. Additionally, the Applicant is proposing to change the Zoning of the property from RS-1/RPD (Single Family Residential/Residential Planned Development) to CR (Commercial Recreational). As shown in the attached preliminary Site Plan, the purpose of this change is to accommodate a future hotel bungalow complex on the vacant lots located just north of the existing Clubhouse building and on a smaller vacant area between the Driving Range and Forestall Canyon. The Applicant has provided a preliminary Site Plan indicating a total of 225 hotel bungalow units.
Council Policy No. 33 establishes the process for General Plan Amendment Initiation Requests. This policy makes the GPAIR an option that applicants can pursue prior to the submittal of a formal application of a General Plan Amendment. This process serves as a benefit to applicants since it allows the applicant to gauge the City Councilís outlook on a proposal.
After the meeting, if the Applicant elects to formally submit an application, said application would include a General Plan Amendment, Coastal Specific Plan Amendment, Zone Change, Conditional Use Permit Amendments, VTTM No. 50666 Amendment, and Grading Permit Amendment. Additionally, Staff anticipates that an EIR may be required as well. The applications, along with Staff's analysis and CEQA determination, would first be presented to the Planning Commission for review. The Planning Commission would then provide a recommendation to the City Council, with a final decision rendered by the City Council. If the City Council approved the applications, then the Applicant would also need to obtain approval from the California Coastal Commission. Staff estimates that the City's review process would take approximately 12-18 months.
If the Applicant decides to submit a formal application, then in analyzing such application, Staff will consider many issues, including, but not limited to:
The Applicant submitted the attached letter, dated September 19, 2005, requesting that he be given the opportunity to update the Council on the progress of the project and the opening of the 18-hole golf course. In addition to the Applicant's time in presenting the proposed General Plan Amendment Initiation Request, Staff recommends that the Council give the Applicant additional time to inform the Council on the status of the project.
At the time this report was prepared, Staff received the attached correspondence concerning the General Plan Amendment Initiation request. Any additional correspondence received will be forwarded to the Council at the meeting.
There are no fiscal impacts pertaining to this specific request. If the Applicant decides to submit a formal application, a separate fiscal impact analysis will be provided at that time.
Joel Rojas, aicp
Director of Planning, Building
and Code Enforcement
Excerpt of June 1, 2004 City Council Meeting Minutes
Council Policy 33
September 19, 2005 letter from Vincent Stellio
Correspondence Received to Date
Site Plan depicting project Area
Proposed Preliminary Site Plan and Unit Floor Plans