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1990 11 27 PC Minutes MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California November 27, 1990 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:00 P.M. by Chairman Steding. The Flag Salute was led by Commissioner Barrows. II. ROT,T, CALL A. Chairman Steding requested the roll call. Present: Commissioners Barrows, Mosher, and Chairman Steding. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, Assistant Planner Glenda Lainis, and Department Secretary Betty Anthony. III. AGENDA MODIFICATION A. Commissioner Barrows moved and Commissioner Mosher seconded the motion to modify the agenda to include a review of the Design Review Board recommendation for the median landscaping on Jefferson and 52nd Avenue medians as proposed by Landmark Land (TT 24890) and make a recommendation to the City Council. This matter is scheduled before the City Council on December 4th, and the Commission does not have another meeting before the Council meeting. IV. PUBLIC HEARINGS A. Tentative Tract 26281: a request of Ray Troll to subdivide 14 gross acres into 52 single family lots. 1. Chairman Steding opened the Public Hearing; no one wishing to comment, Commissioner Barrows moved to continue the matter to January 22, 1991, as recommended by Staff at the request of the Applicant. Commissioner Mosher seconded the motion. ROLL CALL VOTE: AYES: Commissioner Barrows, Mosher, Chairman Stealing. NOES: None. ABSENT: None. ABSTAINING: None. PCMINll/27 1 B. General Plan Amendment 90-034 & Change of Zone 90-062; a request of the City of La Quinta to change the General Plan Land Use from single family residential with the density of 2-4 and 4-8 units per acre to "Major Community Facility"; to rezone the property from R-1 to R-2. 1. Chairman Steding opened the Public Hearing. Mr. Wally Reynolds, 79-870 Fiesta Drive questioned the impact traffic would have, and whether Adams Street and Dune Palms Road were to be improved. Planning Director Jerry Herman explained that as the school site is developed those streets would be improved. Once the School District owns the property and before the school is built, they will apply for a Conditional Use Permit. As part of this 'application, the circulation plan will be submitted. Chairman Steding suggested that the residents in the area keep in contact with the School District to be better informed. Planning Director Jerry Herman stated that the City was withdrawing the Change of Zone application and the property 13. There being no further discussion, Commissioner Barrows moved and Commissioner Mosher seconded the motion to adopt Planning Commission Resolution 90-042 recommending to the City Council concurrence with the Environmental Analysis and approval of Tentative Tract 26254, subject to the attached conditions amended as stated above in paragraph ]0, ] 1, and 12. ROLL CALL VOTE: AYES: Commissioner Barrows, Mosher, Chairman Steding. NOES: None. ABSENT: None. ABSTAINING: None. D. Tentative Parcel Map 26525: a request of Chuck Strothers for approval of a Tentative Parcel Map to subdivide four acres into an enclosed gated community of three single family lots. 1. Assistant Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairman Steding opened the Public Hearing. Mr. Chuck Strother, Applicant, addressed the Commission regarding his proposed project. He asked that Condition #11 be modified to allow the Noise Study for Tentative Tract 26524 to be used for this Parcel Map; Condition #18 regarding the pad elevation again be changed to allow the elevations on the Tentative Parcel Map. 3. Chairman Steding asked which lots overlook the Citrus Course tract and the pad differential. Mr. Strothers clarified which lots overlook the Tract and pointed out they look down on a soon to be developed street and the setback distance for the building pad. 4. Mr. Mike Martin, representing the J. M. Peters project to the south, again expressed the same concern of line of sight and the pad elevation. 8. Chairman Steding asked if there was any problem with Condition #11 regarding the Noise Study. Planning Director Jerry Herman stated these was no ,object, ion. 9. Planning Director Jerry Herman asked clarification as to building height for this Parcel Map. There needed to be height Limit. 10. Chairman Steding expressed her concerns about changing Condition #18 regarding pad elevations not knowing what the homeowner will be building in relation to Line of sight. 11. Mr. Strother stated that his immediate problem were the street improvements. The could not proceed with plans until the pad elevations were settled. If the Commission would allow the pad heights and restrict the building height, this would hopefully alleviate the problem. 12. Chairman Steding asked Mr. Strother if he could tell the Commission what the line of sight would be at the requested pad elevation and with a 22 foot height limitation. Mr. Strother stated that he could not guarantee that the line of site would not be into the Citrus Course, but due to the topography of the pad is and with the slope of the dune, most of the kine of site is blocked with the terracing of the slope. 13. Commissioner Barrows asked if some of the vegetation would be left to use as screening. Mr. Strother stated that the vegetation is unsightly and most dead. 14. There being no further questions, Commissioner Mosher moved and Commissioner Barrows seconded the motion to adopt Planning Commission Resolution 90-043 concurring with the Environmental Analysis and approving Tentative Tract 26525 subject to the following amended conditions: #11 ...... The noise study used in conjunction with Tentative Tract 26524 may be utiLized for this project. #21. Stormwater run-off produced in 24 hours by a 100 year storm shall be retained on individual lots in landscaped retention basin (s) designed for a maximum water depth not to exceed two feet or as approved by the City Engineer. The basin slopes shah not exceed 4:1 or as approved by the City Engineer. And add Condition #36. #36. There shall be a maximum building height of 22 feet for all structures. PCMINll/27 5 ROLL CALL VOTE: AYES: Commissioner Barrows, Mosher, Chairman Steding. NOES: None. ABSENT: None. ABSTAINING: None. E. Tentative Tract 26444; a request of La Quinta Estate Partnership for approval of a Tentative Tract Map to subdivide +32 acres into 98 single family lots, retention basin lot and other miscellaneous lots. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is a file with the Planning and Development Department. 2. Chairman Steding asked for clarification of Condition #53. Senior Civil Engineer Steve Speer stated the condition was referring to relocating the access to the tract from Jefferson Street so that no there is no ]ess than 660 from 53rd Avenue, assuming 53rd Avenue is not vacated. Questioned followed regarding the distances between the different access points. It was pointed out that the vacation of 53rd Avenue is not before the Commission at this time. 3. Commissioner Barrows inquired if there was any evaluation in the environmental process for mesquite dunes, or mesquite humix. Planrdng Director Jerry Herman stated that there was none at present. Commissioner Barrows stated that there was another animal, the Flat-Tailed Horned Lizard, that was a candidate for endangered species, and should be considered by contacting a knowledgeable biologist. Planning Director Jerry Herman stated that this could be made a condition of approval. 4. Chairman Steding opened the Public Hearing. Mr. Duke Leggett, Principal of La Quinta Estate Partnership, spoke for the Applicant. He questioned Condition #53 as to why they were asked to improvement Jefferson Street in front of the property that is "not a part" of theirs. Condition #44, regarding Jefferson Street and 52nd Avenue signal. They are being asked to pay 6% of both the design and construction of the signal. He was under the impression that this was reduced to 3%. Senior Civil Engineer Steve Speer stated this was based on whether 53rd Avenue was to be vacated or not. He stated the cost is based on land masses as it relates to the anticipated signals. Discussion followed as to how the percentages are worked out. 5. Mr. Leggett questioned Condition #52 which requires the Applicant to pay 50% of the south side of the 52nd Avenue improvements. Again, he understood this to be 25%, and as his property does not abut 52nd Avenue why are they required to pay for these improvements. Senior Civil Engineer Steve Speer explained that it has to do with land mass. Some tracts are too small to be able to afford street improvements, therefore, the thinking is that all land masses that share the benefit, should PCMINll/27 6 share the cost of improvements. Discussion followed regarding the costs incurred. 6. Mr. Leggett brought up the issue of the access point to the Tract from Jefferson Street. He stated that the access proposed needs a median break for the purpose of safety. Discussion followed with the Commission regarding the distances between the access point and the cross streets. 7. Chairman Steding closed the Public Hearing and opened the discussion to the Commission. Discussion followed regarding the median break and costs. Senior Civil Engineer Steve Speer stated he could prepare a map describing how the cost breakdown was reached. 8. Commissioner Mosher inquired of the condition concerning the two story units. Principal Planner Sawa stated that no two story units would be allowed. 9. Chairman Steding stated that with respect to Condition #43, she would be in favor of changing the paragraph that begins "Jefferson Street (from the All American Canal to 53rd Avenue except adjacent to the "not a part" (Cactus Nursery) site ....... "She had no objections to changing Condition #44 to ad (at the end of the third paragraph)" ..... or percentage of the cost as determined by the City Engineer." With respect to Condition #52, add at the end ' ..... percentage of required improvments may be amended as determined by the City Engineer. Condition #53 would remain as it and add, "access as proposed may remain if 53rd Avenue is vacated", and add a new Condition #57 with verbiage to the effect that a biologist be consulted regarding the Flat-Tailed Horned Lizard. 10. There being no further discussion, Commissioner Mosher moved and Commissioner Barrows seconded the motion to adopt Planning Commission Resolution 90-044 recommending to the City Council concurring with the Environmental Analysis and approval of Tentative Tract 26444, subject to the attached Conditions of Approval as amended above. 11. Mr. Duke Leggett again questioned the Commission regarding the median access to the project. Mr. George Davey, one of the owners, addressed the Commission regarding the same problem. Chairman Steding pointed out that the Public Hearing had been closed, and although the information may be pertinent, she recommended that their information be presented to the City Council for their review. ROLL CALL VOTE: AYES: Commissioner Barrows, Mosher, Chairman Stealing. NOES: None. ABSENT: None. ABSTAINING: None. PCMINll/27 7 V. PUBLIC COMMENT - A. Mr. Jeff Carlson, 51-730 Madero addressed the Commission regarding the Hacienda del Gado house which is part of the approved Heritage Tract. He asked if there had been any plans to demolish the house. Chairman Steding stated that the Commission had not received any information to the contrary of the newspaper article, regarding the status of the house. Planning Director Jerry Herman stated that he believed the approved plans call for the house to be converted to the clubhouse. If they wish to change those plans they would have to submit those plans to the Planning and Development Department. Chairman Steding stated that Mr. Carlson should contact the Planning and Development Department for further information. Commissioner Barrows suggested that he pursue the Historical aspect of preserving the house. Mr. Joe Wassel, 51-775 Madero addressed the Commission regarding the same issue. Mr. Wassel inquired as to when this issue would be coming before the Commission. Planning Director Jerry Herman stated that the owners had applied for a time extension. In this process, the Conditions of Approval would be reviewed and if the Commission so chose, they could require any additional conditions as they wish. Chairman Steding suggested that he submit any information available concerning the house to the Planning and Development Department so it can be submitted to the Commission for review. VI. BUSINESS SESSION A. Plot Plan 89-421: a request of Landmark Land Company for approval of a three year extension of time for a plot plan to allow construction of 77 hotel units. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is available in the Planning and Development Department. 2. Chairman Steding inquired regarding Staff's recommendation of clarifying Condition #9 to mitigate the existing hotel employee traffic circulation problems. The traffic impacts the residential areas of Santa Rosa Cove Development. 3. There being no further questions, Commissioner Mosher moved and Commissioner Barrows seconded the motion to approve Minute Motion 90-046 approving a three year extension of time for Plot Plan 89-421 subject to the original conditions and modification of Condition #9 to read: "9. Existing security gate arms on Avenida Fernando shall be relocated from existing location to Avenida Fernando west of Avenida Obregon. 'Emergency only' vehicular security gates with pedestrian and golf cart access only shall be installed on Avenida Obregon near southern boundary of PCMINll/27 8 recently completed overflow parking lot to separate hotel traffic from condominium traffic. Gates to be approved by City Engineer and be operational within six months of granting of this extension." Unanimously approved. B. Sign Application 90-130; a request of St. Francis of Assisi Parish for approval to allow additional area and height for a permanent monument identification sign. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. There being no questions or discussion, it was moved by Commissioner Barrows and seconded by Commissioner Mosher to adopt Minute Motion 90-047 approving Sign Application 90-130, subject to the Conditions of Approval. Unanimously approved. C. Sign Application 90-131; a request of Simon Motors for approval of an additional sign area and number of signs for an attached building wall for Simon Motors. 1. Principal Planner Stan Sawa presented the information contained -- in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairman Steding asked for clarification of location of the sign. Principal Planner Stan Sawa stated the location would be on the back side of the building facing Simon Drive. 3. There being no further questions or discussion, it was moved by Commissioner Barrows and seconded by Commissioner Mosher to adopt Minute Motion 90-048 approving Sign Application 90-131, subject to the Conditions of Approval. Unanimously approved. D. Median Landscape Plans for 52nd Avenue and Jefferson Street; a request of Landmark Land for approval of median design. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Barrows inquired as to the irrigation. Principal Planner Sawa indicated that bubblers and emitters would be used. She asked what type of Palo Verde trees would be used. PCMIN11/27 9 3. Commissioner Mosher asked why the difference between this and the median used for the Indian Springs area. Principal Planner Sawa stated that the median in the Indian Springs area was designed specifically for a country club to make it a cohesive neighborhood, whereas, this area is a wailed community. 4. There being no further questions or discussion, Commissioner Barrows moved and Commissioner Mosher seconded the motion to adopt Minute Motion 90-049 recommending approving the median design as submitted with the change of the Mexican Palo Verde trees to the native "Blue Palo Verde". Unanimously approved. VII. CONSENT CALENDAR Chairman Steding asked that page 2, paragraph 5, Mr. Steve Sanchez name and address be corrected. There being no further correction, Chairman Steding moved to approve the minutes as corrected. Commissioner Mosher seconded the motion and it was unanimously approved. VIII. OTHER Chairman Steding directed Staff to place the Flat-Tailed Horned Lizard and environmental impact on the vegetation being placed before the Commission at a Study Session. IX. ADJOURNMENT A motion was made by Commissioner Mosher and seconded by Commissioner Barrows to adjourn to a regular meeting on December 11, 1990, at 7:00 P.M. in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 9:37 P.M. PCMINll/27 10