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PCMIN 04 09 1991 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California April 9, 1991 7:00 P.M. I, CALL TO ORDER A. The meeting was called to order at 7:05 P.M. by Chairperson Stealing. The Flag Salute was led by Commissioner Dowd. II. ROLL CALL A. Chairperson Steding requested the roll call. Present: Commissioners Mosher, Ladner, Dowd, Barrows, and Chairperson Steding. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Continued Public Hearing on Development Agreement 90-002; a request of Washington Adams Limited Partnership for approval of a Development Agreement pursuant to Section 65845 et. seq., of the California Government Code, relative to Specific Plan 89-014, which was approved by the City Council on April 17, 1990. 1. Chairperson Steding opened the continued public hearing and as no one wished to comment on the subject; it was moved by Commissioner Barrows and seconded by Commissioner Mosher to continue the hearing to April 23, 1991. ROLL CALL VOTE: AYES: Commissioners Dowd, Ladner, Mosher, Barrows, & Chairperson Stealing. NOES: None. ABSENT: None. ABSTAINING: None. B. Continued Public Hearing General Plan Amendment 91-035, Change of Zone 91-063, and Plot Plan 91-456 (EA 91-187); a request of The Koenig Companies for approval of a General Plan Amendment from Medium Density Residential to General Commercial, Change of Zone R-2'4000 to C-P (General Commercial) and Plot Plan for construction of a 116,664, square foot shopping center. -- 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. Chairperson Steding inquired if all the property owners had been notified. Principal Planner Sawa stated that a notice had been mailed to all property owners within 300 feet of the project. 3. Chairperson Steding opened the public hearing and the Applicant, Mr. John Koenig addressed the Commission regarding the concept of his project. He pointed out several features of his project including landscaping, the use of decorative lighting in a colonnade with customized fixtures on the reverse side of the colonnade, the architecture, parking, and the uses planned for the center. Mr. Koenig then discussed the Conditions of Approval that he had difficulty with or understanding of. a. #11: The screen wall height of 10 feet seemed excessive when the loading dock will be lowered in a well and screened from view to the residents in the rear by a 4 foot wall. He went on to explain the unloading process of the market to eliminate noise. After discussion regarding why the condition was needed, it was decided the condition would be modified to read, "Screen wall height adjacent to loading docks shall be determined by required Noise Study". b. #19: Mr. Koenig felt that when an archaeological report was completed and if no archaeological findings are made then the remainder of the condition should be excluded. Staff stated that ff no findings are made, then nothing more would be required. c. #37: Requires that all buildings be equipped with sprinklers. Mr. Koenig stated that he understood why all buildings in excess of 5,000 square feet need to be sprinklered, but tenants of less square footage had a strong dislike for the sprinklers due to mishaps and the complete destruction of their inventory. Staff stated that they would cheek with the Fire Marshal as to the need for all the buildings to be sprinkiered and let the City Council make a determination at their hearing. d. #48: Mr. Koenig asked for a clarification as to what the City was asking of him. Steve Speer, Senior Civil Engineer stated that the City was requiring the Applicant to pay for his one half of the street improvements. Mr. Koenig felt this was excessive as he was being required to dedicate 90 feet for Washington Street as well as pay for the improvements. He suggested perhaps an assessment district could be formed. e. #52: This condition seemed to require a larger area than was necessary to be studied. Mr. Koenig felt he should be required to study only that area that his project would affect or share in the cost of the study the City was doing. PCMIN4-3 2 Steve Speer, Senior Civil Engineer informed the Commission that BSI Engineering had completed a Master Drainage study..~;.~ parcel of land and part of the water had been diverted, but the water from a 100 year storm will fall and collect here. Mr. Speer wanted the Applicant to be aware of the problem and felt the solution was to create a large retention basin and have the Applicant share in the cost. The City is in the process of completing a drainage study to determine the location and cost of this retention basin. It was decided this condition would stay as written with clarification to be worked out with Engineering as to the location and fair share cost of the solution/retention basin. f. #62: The Applicant had planned to pump the water from this 100 year storm into the Excavation Channel. Mr. Speer stated that this condition was to make sure the Applicant was able to get rid of the off site water either by a positive drainage system or by pumping it out. This could be accomplished by the retention basin referred to in Condition #52. It was decided this condition would stand with the understanding to be worked out with the Engineering Department. 4. Chairperson Steding asked the Applicant what the size difference __ if between this project and Village I in Indian Wells. Mr. Koenig stated that Village I is 100,000 square feet on 11 acres and this is 116,664 square feet on 11 acres. Chairperson Steding asked ff Ralphs supermarket was committed. Mr. Koenig stated they were committed and want to be open by September of 1992. 5. Commissioner Ladner asked ff the market will be open 24 hours. Mr. Koenig stated that at present they did not plan to do so. 6. Mr. Peter Zelles, resident, addressed the Commission representing property owners to the west of the Civic Center site on the south side of Tampico. The residents felt that with the amount of Commercial zoning taking place at this time, the Commission should consider rezoning the entire area from the Civic Center site to Desert Club Drive to Commercial. 7. There being no further public comment, Chairperson Steding closed the public hearing and opened the matter for Commission discussion. 8. Commissioner Dowd inquired of Staff what the zoning was for the property Mr. Zelles referred to. Planning Director Jerry Herman stated it is currently zoned R-V. PCMIN4-3 3 9. Commissioner Mosher asked what Staff's recommendation was regarding Mr. Zelles' request. Planning Director Jerry Herman stated that at this meeting the Commission could not take any action. They could direct Staff to analyze it or include it in the General Plan update. Discussion followed among the Commissioners and Staff in regard to how this should be handled. 10. There being no further discussion it was moved by Commissioner Mosher and seconded by Commissioner Barrows to adopt Planning Commission Resolution 91-008 recommending to the City Council concurrence with Environmental Assessment 91-187 and approval of General Plan Amendment 91-035. ROLL CALL VOTE: AYES: Commissioners Dowd, Ladner, Mosher, Barrows, & Chairperson Stealing. NOES: None. ABSENT: None. ABSTAINING: None. 11. Commissioner Dowd moved and Commissioner Mosher seconded the motion to adopt Planning Commission Resolution 91-009 recommending to the City Council concurrence with Environmental Assessment 91-187 and approval of a Change of Zone from R-2'4000 to C-P. ROLL CALL VOTE: AYES: Commissioners Dowd, Ladner, Mosher, Barrows, & Chairperson Steding. NOES: None. ABSENT: None. ABSTAINING: None. 12. Commissioner Barrows inquired of Staff if a different use of trees could be used in the landscaping such as one of the larger Mesquite trees. 13. Commissioner Dowd asked that a second paragraph be added to Condition #64 in regard to the Planning Commission reviewing any eating establishments utilizing any pad locations. Following discussion it was moved by Commissioner Dowd and seconded by Commissioner Barrows to adopt Minute Motion 91-008 approving Plot Plan 91-456 subject to revising Conditions of Approvai #11 and #64. Unanimously approved. C. General Plan Amendment 90-032 (EA 90-173); a request of A. G. Spanos for approval of a General Plan Amendment from Low Density Residential (2-4 units per acre) to Tourist Commercial for 4.4 acres and an amendment to the median break/intersection spacing requirement for a Major Arterial (Jefferson Street) to allow an intersection approximately midway between 53rd and 54th Avenue. 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. PCMIN4-3 4 A 2. Planning Director Jerry Herman informed the Commission that the City Council had committed themselves to the retention of 53rd Avenue and further identified existing commercially zoned areas along Jefferson Street. 3. Chairperson Steding opened the public hearing. Mr. Ronald Rouse, legal counsel for the Applicant addressed the Commission with regard to the reasons they were asking for the amendments. Some reasons he stated were the positive tax revenues, traffic flow diminishing at 54th Avenue, and the need for the project to have a median break. 4. Commissioner Dowd asked if the Applicant had any committed commercial tenants. Mr. Rouse stated they did not. The commercial aspect of the project was dependent upon the residential buildout. 5. Commissioner Ladner inquired if this project was similar to Lake La Quinta and if any of those commercial pads had been leased. Mr. Rouse stated it was similar and no they did not have any leases. 6. Commissioner Mosher asked the Applicant what the status of their project was at Washington Street and Miles Avenue. Mr. Rouse stated that the project was on hold because they had missed the -- market due to the time frame in obtaining City approvals. 7. Chairperson Steding asked if the Applicant could give any reassurance that the project would be developed with the same intensity that the commercial shopping center previously heard was being developed. Mr. Rouse stated that A. G. Spanos had every intention of continuing this project to its completion as long as the market would support the project. 8. There being no further public comment, Chairperson Steding closed the hearing and opened the matter for Commission discussion. 9. Commissioner Dowd stated she was in favor of the project but was very hesitant to grant the commercial zoning when there were no tenants committed to the project. She felt the Applicant should pursue commercial tenants and present a more complete package. There was a general consensus among the Commissioners in regard to this matter. 10. Commissioner Mosher agreed with Staff that this is spot zoning and would not be in the best interest of La 'Quinta. He further stated there was 1,148,579 square feet of commercially zoned property in La Quinta that was still not built on. PCMIN4-3 5 11. Commissioner Ladner inquired why the project could not have their main entrance at the corner of 53rd Avenue and Jefferson Street. Staff pointed out the difficulties this would pose. 12. Chairperson Steding asked if Staff was concerned that modification to the intersection spacing would set a precedent. Steve Speer, Senior Civil Engineer stated he felt it would. Chairperson Steding asked if Staff felt the deceleration of traffic at Jefferson would be a sufficient reason to warrant the median break. Planning Director Jerry Herman stated that even though the traffic flow slowed at Jefferson Street and 54th Avenue, the need for rapid traffic flow continued due to traffic coming from further south and east and Jefferson Street being the Major Arterial to Interstate 10. 13. Following discussion, it was moved by Commissioner Ladner and seconded by Commissioner Barrows to adopt Minute Motion 91-009 recommending to the City Council denial of General Plan Amendment 90-032 for the reasons stated above. Unanimously approved. IV. PUBLIC COMMENT - None V. BUSINESS SESSION A. Tentative Tract 25389; a request of M. J. Brock for approval of elevations for a new Unit {{5. 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 of Staff, it was moved by Commissioner Mosher and seconded by Commissioner Barrows to adopt Minute Motion 91-010 approving the elevations for Unit #5 for Tentative Tract 25389. Unanimously approved. VI. CONSENT CALENDAR There being no corrections to the Minutes of March 26, 1991, it was moved by Commissioner Dowd and seconded by Commissioner Mosher to approve the Minutes as submitted. Unanimously approved with Chairperson Steding abstaining. VII. OTHER Chairperson Steding thanked the Commission and Staff for the flowers and plants received following the birth of her son. Planning Director Jerry Herman informed the Commission that the joint meeting between the City Council and Planning Commission planned for April 27th had been cancelled and would be rescheduled for sometime in May. . -- PCMIN4-3 6 VIII. ADJOURNMENT A motion was made by Commissioner Mosher and seconded by Commissioner Barrows to adjourn to a regular meeting on April 23, 1991, 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 9:15 P.M. PCMIN4-3 7