PCMIN 08 13 1991 CC
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
August 13, 1991 7:00 P.M.
I. CALL TO ORDER
A. The meeting was called to order at 7:00 P.M. by Chairwoman Barrows.
The Flag Salute was led by Commissioner Mosher.
II. AGENDA REORDERED
A. Commissioner Mosher moved and Commissioner Ladner seconded the
motion to reorder the agenda as follows:
Public Hearing Items #2, #3, and #4 became Items #1, #2, and #3.
Public Hearing Item #1 became Item #4.
III. ROLL CAIJ.
A. Chairwoman Barrows requested the roll call. Present: Commissioners
Mosher, Ladner, Ellson, and Chairwoman Barro~vs.
B. Commissioner Mosher moved to excuse Commissioner Marts from the
meeting. Commissioner Ellson seconded the motion and it passed
unanimously.
B. Staff Present: Principal Planner Start Sawa, Associate Planner Wallace
Nesbit, and Department Secretary Betty Anthony.
IV. PUBLIC HEARINGS
A. Continued Public Hearing - General Plan Amendment 90-031, Change of
Zone 90-056, Specific Plan 90-016; a request of Landmark Land for
approval of a 327 acre project, including golf course, residential and
commercial uses, incorporating a 21 acre commercial site and 1208
residential units.
1. Chairwoman Barrows opened the Continued Public Hearing and
as no one wished to address the Commission regarding the matter
it was moved by Commissioner Ellson and seconded by
Commissioner Mosher to continue the matter to September 10,
1991, as requested by the Applicant.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Lad net, Ells on, & Chairwoman
Barrows. NOES: None. ABSENT:
Marts. ABSTAINING: None.
B. Continued Public Hearing General Plan Amendment 90-029, Change of
Zone 90-054, and SDecific Plan 90-015; a request of Landmark Land
Company for approval of a 265 acre project, including golf course, and
residential uses, incorporating 1060 residential units.
1. Chairwoman Barrows opened the Continued Public Hearing and
as no one wished to address the Commission regarding the matter
it was moved by Commissioner Mosher and seconded by
Commissioner Ellson to continue the matter to September 10,
1991, as recommended by Staff.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ladner, Ellson, & Chairwoman
Barrows. NOES: None. ABSENT:
Marts. ABSTAINING: None.
C. Genera! Plan Amendment 90-030, Change of Zone 90-055, and Specific
Plan 90-017; a request of Landmark Land for approval of 220 acre
project including golf course and residential uses, incorporating 880
residential uses and consideration for certification of Final EIR.
1. Chairwoman Barrows opened the Public Hearing and as no one
wished to address the Commission regarding the matter it was
. moved by Commissioner Mosher and seconded by Commissioner
Ellson to continue the matter to September 10, 1991, as
recommended by Staff.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ladner, Ellson, & Chairwoman
Barrows. NOES: None. ABSENT:
Marts. ABSTAINING: None.
D. Continued Public Hearing - Public Use Permit 91-010; a request of
Michael and Glenda Bangerter for approval of a Preschool/Day Care
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. Staff noted that new
correspondence had been received and distributed to the
Planning Commissioners
2. Commissioner Ladner inquired of Staff as to what was the
determining factor for the installation of a signal at Sagebrush
Avenue and Washington Street as recommended in Condition 39.
Assistant City Engineer Steve Speer stated all signals were
installed when traffic warrants are met. Two criteria for this
installation are that the main street (Washington Street) exceeds
10,080 cars per day (Washington is currently at 13,600 cars per
day). Second the minor street (Sagebrush Avenue) must exceed
850 cars per day. Sagebrush is currently at 300 cars per day.
She further asked what percentage the Applicant would be
PCMIN8/13 2
Planning Commission Minutes
August 13, 1991
required to pay. Mr. Speer stated it is to be proportionately
divided between the developers in the area and the City.
3. Chairwoman Barrows stated the condition does not indicate when
the signal should be built. Assistant City Engineer Speer stated
all signals are installed when the warrants are met. Discussion
followed as to revising the wording of the condition.
4. Chairwoman Barrows opened the public hearing and asked the
Applicant to address the Commission. Mr. Bruce Cathcart, P. O.
Box 346, La Quinta, representing the Applicant, addressed
issues that had been discussed at the previous Hearings. He
discussed land costs, building costs, and the 41 conditions. Mr.
Cathcart noted the Applicant was willing to cooperate in
temporary cul-de-sacing of Saguaro and Bottlebrush.
5. Commissioner Ellson asked the Applicant why kitchen facilities
were not included in the plans. Glenda Bangerter stated State
requirements made it prohibitive due to their restrictions. The
children would provide their own lunches and the school would
provide a snack.
6. Chairwoman Barrows questioned the Applicant as to how they
determined the number of students. Glenda Bangerter stated
they had received advice from the local office of the State
agencies, and along with their own figures, determined how many
children the school could effectively handle. Mrs. Bangerter
further noted the State required they provide 75 square feet of
outdoor play area and 35 square feet of indoor area per child. In
regard to the number of children allowed, the State Licensing
Department would ultimately determine this number and they may
reduce the number of allowed children. She also indicated she is
talking to three large employers who would be interested in
supporting her program.
7. Mary Kate Kelly, 78-565 Sagebrush, addressed the Commission
regarding the traffic problem when at full capacity, the
additional noise pollution that would be generated and asked that
the Commission find another location for the center.
8. Gary Avise, 78-710 Via Sonata, questioned Staff regarding the
traffic study, ingress and egress, turning lane problems, and
the Dark Sky Ordinance being complied with. Assistant City
Engineer Steve Speer explained in great detail how the traffic
count was computed and discussed the traffic counts as they are
and as projected with the day care operating for Sagebrush.
Planning Commission Minutes
August 13, 1991
9. Helen Nelson, 78-707 Saguaro, stated she felt the traffic study
should be done during the peak season. Comm/ssioner Ellson
questioned Ms. Ne]son as to the route the children walk to school
and the direction they walked to the school bus. Ms. Nelson
stated they picked up the bus at Sagebrush and Via Bolero.
10. Tony Harvey, 78-675 Sagebrush, stated that once Pare La Quinta
became a gated community the school district would probably
change their bus stop location. He fully supported the project
and stated that if the traffic w~ll increase perhaps the neighbors
could gain access through the Amcor development to the south.
l l. Jim Battin, 78-650 Saguaro, stated he wanted his written
comments, submitted at Study Session, entered into the record.
He impressed on the Commission that even though the traffic
study showed Sagebrush would only be at 72% capacity, they
should realize that is a lot of traffic. He felt homes would not sell
due to the increased traffic. He stated he had submitted a
questionnaire to local day care facilities and they all have
vacancies in the price range quoted by the Applicant.
12. Mark Skochil, 78-595 Bottlebrush, reiterated this was a business
for profit and the Comn~ssion should consider this.
13. Eddie Patton, 49-125 Balada Court, stressed to the Commission
that the figures stated are not the reality of Hying with this
increase of traffic. He felt that because of the traffic problems
people would cut through Parc La Quinta streets to exit.
14. Linda McCHntock, 78-748 Via Sonata, suggested to the
Commission that they require developers to set aside funds based
on square footage for day care in their businesses. She further
stated the noise levels would increase. In addition, she had
contacted a local developer and he would be glad to ~ve the day
care space.
15. Kevin Anderson, 52-839 Diaz, felt the residents in the area were
not understanding the traffic study and they should not let it be
an emotional issue. He did not feel property values would
decrease because of the school.
A.J. Maragos, 78-540 Bottleb~ush, felt there should be a better
location for the school and this area should be donated to the
City for a park for the children in this area.
17. Bettye Anderson, 52-839 Diaz, stated she felt people would chose
to live in this area because of the closeness to the school and that
it would be an asset. Suggested that senior citizens be used to
help children at the crosswalks.
·
PCMIN8/13 4
Planning Commission Minutes
-- August 13, 1991
18. Karen Kirk, 78-585 Saguaro, stated this was not a school but a
baby sitting business. Crime has and would continue to increase
and they would not be able to tell who belonged in the
neighborhood and who did not due to the increase in traffic.
19. Verna Loeffler, 52-990 Alvarado, felt that since the Parc La
Quinta project developer did not do his part in providing child
care facilities, this project would correct that. Additionally, she
felt that if this project stopped development on Sagebrush Drive
as one man contended, the child cai'e traffic would provide a
trade off.
20. Mary Starts, 78-570 Saguaro, informed the Commission their
house was their life savings and if this project is approved it will
negatively affect their property value. She felt that should a
flood occur in the channel it would damage the school.
21. Carrie Norlin, 78-695 Saguaro, asked the Commission to find
another location. Evening functions will create parking problems
as well as noise. She did not feel there was a day care crisis.
22. Dwayne McElroy, 78-695 Bottlebrush, commended the Planning
Commission on their planning and zoning decision to date, but
felt they were under a great deal of pressure to change the
zoning for this area. He felt the zoning for this property was
inappropriate.
23. Carla Klein, 78-585 Sagebrush, with only one access to this area,
what happens if there were to be a chemical spill on Sagebrush.
Residents would not be able to evacuate the neighborhood.
24. Rosie Zamarrepa, 78-161 Sagebrush, was concerned as to why
the residents have to fight amongst themselves. She felt this
problem was caused by large developers buying all the land and
making it impossible for these people to find land more suitable
for their project.
25. Rick Kelly, 78-680 Saguaro, as a realtor he stated he felt this
project would greatly affect property values.
26. Gloria Guttue, 74-540 Saguaro, stated she has lived across the
street from a day care center and it took five years to sell her
house. She felt the traffic would create a problem.
27. Launa Nelson, 52-900 Diaz, stated her support of the project.
28. As no one else wished to addressed the Commission, Chairwoman
Barrows closed the public hearing and opened the matter for
Commission discussion.
Planning Commission Minutes
August 13, 1991
29. Commissioner Ladner asked the Applicant what her break even
point for students was. Glenda Bangerter stated they would
need 130 students just to break even. She further stated that
when the toddler/infant program was implemented they would
need a minimum of 130 full time students to offset the cost of the
toddler/infant program.
30. Commissioner Ladner inquired why Date Palm was not a through
street to 50th Avenue. Commissioner Mosher stated that when
the Amcor development was before the Commission for approval
the street was planned to be extended to 50th Avenue until the
residents in the area objected. The Commission acceded to the
resident's request and the street extension was deleted.
31. Commissioner Ellson asked if the cul-de-sacs would be provided
with emergency access. Assistant City Engineer Steve Speer
stated they would be designed for emergency access. She
further inquired as to where the children stand for the school
bus and about how many stops are made there daily. The
residents replied that most of the students stand in the right-of-
way and there are about 12 trips total.
32. Chairwoman Barrows inquired how the school bus turn arounds
will be handled after the streets are cul-de-saced. Staff stated
they had not discussed this matter with the School District as of
yet.
33. Commissioner Ellson asked Staff if the Hghts for the school are in
conformance with the Dark Sky Ordinance. Staff stated they
were conditioned to do so. Discussion followed as to whether to
restrict the hours lights could be on. Commission Mosher stated
this would not be wise as some lights were needed for security
purposes.
34. Commissioner Ladner inquired of Staff as to what methods were
used to mitigate noise pollution. Staff stated block walls,
landscaping, berms, were methods that had been implemented to
reduce noise. Staff stated the Conditions of Approval required
the Applicant to construct whatever measures the noise study
recommended.
35. Commissioner Mosher asked if the Planning Commission would be
reviewing the noise study. Staff replied that if the Commission
conditioned the project, the study would come before them for
approval.
36. Discussion followed as to the number of children and whether it
would help to mitigate some of the problems by reducing the
number of children allowed.
PCMIN8/13 6
Planning Commission Minutes
August 13, 1991
37. Commissioner Ellson asked the Applicant what their time frame
was for the cultural arts multi-use building. The Applicant
responded that at present they had no time frame but they would
be required to bring it before the Commission for approval.
38. Chairwoman Barrows asked what the time frame was for the
toddler/infant center. The Applicant responded they did not
have a time frame but did plan to proceed as soon as possible. It
was a very costly project to run and they would have to offset
the costs by the day care center.
39. Commissioner Ladner stated that she had conducted her own
study as to the viability of a day care center and was surprised
by the results that showed that the most beneficial place for a
day care center is in a residential area. She stated that she felt
the Commission should look into requiring developments
providing day care centers as part of their projects.
40. Chairwoman Barrows stated she had a problem with the egress
and ingress and asked if Staff had any recommendations for
mitigating these impacts.
41. Commissioner Ladner stated she had struggled with this project
in light of the residents in this area strongly objecting to the
project but felt it was her duty to review this project as it relates
to the good of the whole community.
42. Commissioner Mosher discussed the issue of sidewalks being
needed on Sagebrush and Date Palm for the safety of the children
in the area. He suggested a modification of Condition 40.g to
require them.
43. Chairwoman Barrows agreed and stated that the Applicant should
be required to provide sidewalks for Sagebrush as well as Date
Palm. She inquired of Staff as to the cost and what the typical
arrangement was for developers with respect to the cost of
sidewalks. Was there a proportional share with the City? Staff
stated sidewalks for Sagebrush would cost approximately
$15,000, with approximately $5,000 for Date Palm.
44. Commissioner Ellson inquired of Staff if the City owned any lots
in this area. Assistant City Engineer Steve Speer stated the
City presently owns two lots for the purpose of retention basins
and was in the process of purchasing two additional lots for the
same reason. Discussion followed as to a way to provide a park
for this area.
Planning Commission Minutes
August 13, 1991
45. Commissioner Mosher inquired of the Applicant if he would be
able to assimilate the sidewalk costs. Bruce Cathcart responded
it would hurt and would prefer a joint participation program.
Discussion followed as to how funding was being handled in other
parts of the City in reference to curbs and sidewalks.
46. Chairwoman Barrows inquired of Staff as to the possibility of
installing crosswalks and a stop sign at the corner of Via Bolero
and Sagebrush. Assistant City Engineer Steve Speer stated the
City would object to a crosswalk midway in the block without stop
signs because it would lead the children to believe cars will
always stop. Discussion followed as to the timing of street
improvements for these streets.
47. Chairwoman Barrows again brought up the issue of the number
of children being allowed before the Commission. Commissioner
Ladner agreed and felt the number should be restricted to 120
pre-school and 30 toddlers/infants. Commissioner Mosher stated
he felt this should be left up to the State as they will determine
how many children will be allowed.
48. Discussion followed as to the temporary cul-de-sacing of Saguaro
and Bottlebrush. Staff responded this would not be feasible at
this time due to the lack of turnaround area and street
improvements on the streets. At the present time there was
barely enough room for two cars to pass. The Commissioners
discussed with Staff some means of relaying the message to the
City Council of the importance of completing the cul-de-sacing
and street improvements before or with the completion of this
project. Staff stated this could be accomplished through their
report of action to the City Council.
49. Commissioner Ladner stated that she would have difficulty
approving this project until she was certain the full street
improvements and cul-de-sacing would be completed before the
opening of the school. This concern was shared by all
Commissioners due to the impact of traffic and their concern for
the safety of those living in this area. Even though they could
not require the City to install the street improvements, they did
not feel they could approve this project without those street
improvements being completed. Rather than indicating this
concern to the City Council in separate action regarding the
street improvements, the Commissioners felt the project should
be approved only if the street improvements were installed prior
to the opening of the day care.
PCMIN8/13 8
Planning Commission Minutes
August 13, 1991
50. Following discussion {t ~s moved by Commissioner Mosher and
seconded by Commissioner E]lson to adopt Planning Commission
Resolution 91-09.3 approving Public Use Permit 91-010 as
recommended by Staff with the following modifications:
a. Condition 6. Will be modified to state the required noise
study will be approved by the Planning Commission.
b. Condition 39. "The Applicant shall pay a proportional
share of the cost to design and install the traffic signal
proposed at Sagebrush Avenue and Washington Street
when average daily traffic (ADT) reaches 850 as
determined by the Engineering Department. The
proportional share shall be commensurate with the
estimated traffic generated by the proposed development
and the estimated traffic generated by the surrounding
neighborhood.
c. Condition 40. g. "The City shall restrict parking along the
north side of Sagebrush Avenue and post appropriate
speed limits."
·
d. Condition 40.h. "Along the south side of Sagebrush
Avenue between Washington Street and Date Palm Drive
and on the west side of Date Palm Drive between
Sagebrush Avenue and Saguaro Drive, the
Applicant / Developer shall install standard City
sidewalks."
e. Condition 41. "The maximum number of students shall be
limited to 150 with 30 infant/toddler allowed in the future
phase."
f. Condition 42. "The City of La Quinta shall install full
street improvements on Sagebrush Drive and Bottlebrush
Avenue, Saguaro Drive and Date Palm Drive as needed,
and cul-de-sac Bottlebrush Drive and Saguaro Avenue at
Washington Street (per the Washington Street Specific
Plan) prior to the opening of the child care center."
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ladner, Ells on, & Chairwoman
Barrows. NOES: None. AB SENT:
Marts. ABSTAINING: None.
Planning Commission Minutes
August 13, 1991
E. Continued Public Hearing - Tentative Tract 26181; a request of Ray
Troll to subdivide 14 gross acres into 52 single family lots.
1. Principal Planner Stan Sawa stated the City had received a letter
from the Applicant requesting that this application be withdrawn
from further consideration as he had sold the property to the
Desert Sands Unified School District.
2. Commissioner Mosher moved and Commissioner Ladner seconded
a motion to discontinue further action on the application.
Unanimously approved.
F. Zoning Ordinance Amendment 91-017; a request of the City to add
Chapter 9.78 to the La Quinta Municipal Code relating to the prohibition
of time share projects and uses.
]. 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 Mosher asked that Exhibit "A" Chapter 9.78. 030(c)
be amended to omit the wording, "which is not coupled with an
estate in real property".
3. There being no further discussion it was moved by Commissioner
Ellson and seconded by Commissioner Mosher to adopt Planning
Commission Resolution 91-024 recommending to the City Council
approval of Zoning Ordinance Amendment 91-017 subject to the
amended Exhibit "A".
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ladner, Ellson, & Chairwoman
Barrows. NOES: None. ABSENT:
Marts. ABSTAINING: None.
V. PUBLIC COMMENT - None
VI. BUSINESS SESSION
A. New cart storage screen wall - Von's Shopping Center; a request of
Von's Market for approval of construction of a cart storage screen wall.
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.
PCMIN8/13 10
Planning Commission Minutes
August 13, 1991
2. Mike Rich, Greg Hammers Architects for the project, addressed
the Commission regarding the project and asked for a
clarification of the Design Review Board recommendation.
' 3. There being no further discussion, it was moved by
Commissioner Ellson and seconded by Commissioner Mosher to
adopt Minute Motion 9]-021 approving the cart storage screen
wall design subject to Staff recommendations. Approved on a 3
to 1 vote with Commissioner Ladner voting no.
B. Minor Teml~orary Outdoor Event 91-032; a request of Thunderbird
Artists for approval to conduct art shows.
1. PrincipaI Planner Stan Sawa presented the information contained
in the Staff report, a copy of which is on file in the Planning and
Development Department. Staff noted that under Condition 18,
the height should be changed from 6 feet to 5 feet.
2. Commissioner Ellson stated she felt the starting date should be
the weekend of November 9th. The Applicant, Judi Combs,
stated she had already planned to do so.
3. There being no further discussion, it was moved by
Commissioner Ladner and seconded by Commissioner Ellson to
adopt Minute Motion 9]-022 approving Minor Temporary Outdoor
Event 91-032 subject to Staff recommendation as modified.
Unanimously approved.
C. Street Vacation 91-016 for Specific Plan 90-015; a request of Landmark
Land for determination of General Plan consistency to vacate Rancho La
Quinta Road and Pasco Del Rancho.
1. It was moved by Commissioner Ladner and seconded by
Commissioner Mosher to continue this request to September 10,
1991. Unanimously approved.
D. Street Vacation 91-017 for Specific Plan 90-016; a request of Landmark
Land for determination of General Plan consistency to vacate Rancho La
Quinta Road and Pasco Del Rancho.
1. It was moved by Commissioner Ladner and seconded by
Commissioner Ellson to continue this project to September 10,
1991. Unanimously approved.
11
Planning Commission Minutes
August 13, 1991
E. Sign Application 91-149; a request of Mobil Oil for approval of a sign
program and adjustments.
1. There being no discussion it was moved by Commissioner Mosher
and seconded by Commissioner Ellson to adopt Minute Motion 91-
023 approving Sign Application 91-149 subject to Staff and
Design Review Board recommendations. Unanimously approved.
VIII. CONSENT CALENDAR
A. There being no corrections, it was moved by Commissioner Mosher and
seconded by Commissioner Ladner to approve the Minutes of July 23,
1991, as submitted. Unanimously approved.
IX. ADJOURNMENT
A motion was made by Commissioner Mosher and seconded by Commissioner Ladner
to adjourn to a regular meeting of the Planning Commission on September 10, 1991,
at 7:00 P.M. in the La Quinta City Hall Council Chambers. This meeting of the La
Quinta Planning Commission was adjourned at 11:36 P.M., August 13, 1991.
PCMINS/13 12