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PCMIN 06 08 1993 PLANNING COMMISSION- CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California June 8, 1993 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:07 P.M. by Chairwoman Barrows who led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher, Ellson, Marrs, Adolph, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Sawyer. III. PUBLIC HEARINGS A. Tentative Tract 26853; a request of A & H Desert Properties '90 for a first extension of time. 1. Associate Planner Leslie Mouriquand-Cherry presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Following questions of Staff regarding the location of the project and the surrounding projects, Chairwoman Barrows opened the public hearing. There being no one wishing to speak, Chairwoman Barrows closed the public hearing. 3. Commissioners Mosher/Marrs moved to adopt Planning Commission Resolution 93-022 recommending to the City Council approval of a first one year time extension for Tentative Tract 26853, subject to conditions. PC6-8 I Planning Commission Minutes June 8, 1993 ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. B. SR Adjustment 93-007; a request of LQC, Inc. to deviate from the existing provisions of the SR Zoning Code which does not allow more than five unsold homes to be under construction by a single applicant at one time. 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, Chairwoman Barrows opened the public hearing. Mr. Randy Wessman, applicant, stated he supported StaWs recommendations. 3. Commissioner Adolph asked Mr. Wessman what the price range would be on the homes. Mr. Wessman stated $125,000 and lower. Commissioner Adolph asked Mr. Wessman if he felt he would be able to sell the houses in a reasonable amount of time to avoid the problem of unsold houses sitting vacant in La Quinta. Mr. Wessman stated he felt he could. Commissioner Adolph asked if the houses would be maintained until sold. Mr. Wessman stated they would be. 4. There being no further public comment, Chairwoman Barrows closed the public heating. 5. Commissioners Ellson/Adolph moved to adopt Minute Motion 93-025 to approve SR Adjustment 93-007, subject to the attached conditions. Unanimously approved. C. Conditional Use Permit 93-007; a request of McDonalds Corporation for approval to allow construction and operation of a fast food restaurant with a drive-thru lane. 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. PC6-8 2 Planning Commission Minutes June 8, 1993 2. Commissioner Adolph asked Staff if the applicant was required to submit a special request for larger signs. Staff stated they were. 3. Chairwoman Barrows asked Staff what the size of the signs were in comparison to each other. Discussion followed regarding the signage. 4. Commissioner Ellson asked Staff if one sign style was more compatible with the Center than the other. Staff stated the block would probably be more compatible but the Commission had approved different sign styles for other national chain stores in the Center. 5. Chairwoman Barrows opened the public hearing. Mr. Rob Jenkins, representing the applicant, spoke regarding the project. 6. Commissioner Ellson asked Mr. Jenkins to explain what the grey area was on the plot plan. Mr. Jenkins stated this was the concrete surface for the trash enclosure. Commissioner Ellson then questioned where the sidewalk on the east side went to. Mr. Jenkins stated it went over to the additional parking. Commissioner Ellson questioned the parking on the north side -- of the building. Her concern was that the cars backing out would be backing directly into through traffic. Mr. Jenkins pointed out this was the same parking as was throughout the Center. 7. Commissioner Ellson questioned the handrail on the north elevation extending out so far. Mr. Jenkins stated this was to keep children from darting out into traffic. Commissioner Ellson asked if a bicycle rack would be provided. Mr. Jenkins stated there were plans to have one. Commissioner Ellson asked if there was an exit from the play structure to the outside. Mr. Jenkins stated there was. 8. Commissioner Ellson asked the applicant if it was possible to move the play structure to the east side of the building. Mr. Jenkins stated they had considered this but the building did not lay out correctly. There was not enough room. 9. Chairwoman Barrows asked the applicant about the location of the playground trellis. Mr. Jenkins explained the location. Chairwoman Barrows stated there needed to be more screening of the play structure from Highway 111. Mr. Jenkins stated they were trying to compete with Carl's Jr. and suggested using a more muted color for the play structure -- to help cut down on the visibility. Discussion followed regarding available colors. PC6-8 3 Planning Commission Minutes June 8, 1993 10. Commissioner Marrs asked if the play structure was ventilated. Mr. Jenkins stated it was. 11. Commissioner Adolph asked if the applicant planned on flying the McDonalds flag. He concern was that this was additional signage and he would not approve this. He asked that Staff stipulate in the Conditions of Approval that no McDonalds flag be allowed. Staff noted that this condition was included in the Conditions of Approval. 12. Commissioner Adolph questioned the artistry of the elevation drawings as they did not show the sign pilasters at the ends as they would appear. He stated he concern that the pilasters were not connected to the roof and appeared as billboards. He felt they needed to be connected to the building. Lengthy discussion followed regarding the sign pilasters. 13. Commissioner Mosher asked the applicant if this script type of sign had been utilized anywhere. Mr. Jenkins stated this was the first time the script sign would be used on the west coast. 14. Chairwoman Barrows stated that the landscaping plans show the use of Purple Fountain grass and she would like to see this replaced. Mr. Jenkins stated that Staff had already pointed this out and it had been changed. Chairwoman Barrows also stated she would like to see the wall signs smaller in size. Mr. Jenkins stated he had no problem with bringing the signs down to the 50 square foot allowable size. 15. Commissioner Ellson asked what the height of Carl's Jr. was. Staff stated they were about the same. Discussion followed regarding building heights and the sign pilasters. 16. Commissioner Adolph again reiterated that the roof needed to be tied into the tower structures. Discussion followed regarding possible alternatives. 17. Commissioner Ellson stated her concern that the signs were freestanding signs that were not attached to the building. 18. Commissioner Mosher asked if the sign facade was a load bearing wall. Mr. Jenkins stated it was not. 19. Commissioner Marrs asked that the applicant lower the tower structures. Mr. Jenkins stated his objection as he felt it would change the architectural look. He further stated that he would use earth tones with accents for the play structure and would consider lowering the tower structures two feet. PC6-8 4 Planning Commission Minutes June 8, 1993 20. There being no further public comment, Chairwoman Barrows closed the public hearing. 21. Commissioner Ellson expressed her concern for the traffic circulation and safety. Mr. Colm Macken asked if he could address this problem. He stated the parking plan exists throughout the Center and as of yet there had been no problems. 22. Commissioner Adolph stated he would like to see the turning radius at the northern comer of the project modified. 23. Commissioner Mosher stated he felt there were four problems the Commission needed to resolve. a. A bicycle rack b. Reduce the tower two feet c. The play structure should be recolored with earth tones and one accent color d. The problem with the turning radius on the northerly side. Following discussion among the Commissioners the following conditions were added. a. The playland structure and screening shall be of neutral earth tones, similar to those used in the shopping center (with one accent color permitted). Exact colors are to be submitted to the Department of Planning and Development for review. b. Bicycle racks shall be provided for the restaurant. The exact location of the bicycle racks are to be reviewed by the Department of Planning and Development. c. The identification signage utilized on the stucco towers shall be reduced so that the total signage per wall does not exceed 50 square feet. d. The applicant shall review the traffic circulation pattern at the northwest comer of the building where the drive-thru lane exits into the driveway aisle. Revisions to this area to minimize traffic conflicts shall be implemented, including the provision for low --- growing landscaping only near this intersection. PC6-8 5 Planning Commission Minutes June 8, 1993 e. The stucco tower structures shall be reduced in height. The reduction of the structures shall be proportionate to the rest of the building and aesthetically acceptable. f. The revised plans shall be reviewed by the Design Review Board. Should major changes be implemented, the plans shall be further reviewed by the Planning Commission. Determination of the need for further Planning Commission review shall be made by the Director of Planning and Development. g. That all conditions of the Design Review Board shall be added to the Conditions of Approval. 24. Following discussion regarding the above, it was moved and seconded by Commissioners Mosher/Marrs to adopt Minute Motion 93-026 to approve Conditional Use Permit 93-007, subject to the amended conditions and the above conditions added. The motion carded on a 3-2 vote with Commissioner Ellson and Adolph voting no. Commissioner Adolph asked to be excused from the next public hearing due to a possible conflict of interest. D. Tentative Tract 27762; a request of Sunrise Desert Partners to subdivide 4.31 acres into 17 single family residential lots and two common lots. 1. Associate Planner Leslie Mouriquand-Cherry presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson asked if Lots A & B are identical. Staff responded they were. 3. There being no further comments of Staff, Chairwoman Barrows opened the public heating. Mr. Al Levin, applicant, stated his concern regarding Condition //25 and //9 as he felt they were in conflict and most of the condition would already be completed. Discussion followed between the applicant and the Commission regarding the conditions. Mr. Levin stated that he is required to bond for the completion of the pools. 4. Commissioner Marrs explained to Mr. Levin why the Commission had put the time schedule on the condition. Mr. Levin stated his concern was that the pools were tied to the residential lots and these property owners had PC6-8 6 Planning Commission Minutes June 8, 1993 no interest in the pools. The pools were designed for the condominium units. Discussion followed regarding changing the stipulation to 12 months. 5. There being no further public comment, Chairwoman Barrows closed the public hearing. 6. Commissioner Ellson asked for clarification of the maintenance fees. Mr. Levin explained how the homeowners' fees were paid. He further stated that the single family dwelling homeowner fees do not pay for any of the pool maintenance for the multi-family areas. Only the condominium units pay pool maintenance as they are the ones who use the pools. 7. Following discussion it was determined that Condition //9 should be changed to read "..and related amenities within 12 months of recordation of the final map."; and condition//25 should be eliminated in its entirety. 8. Following the discussion it was moved by Commissioners Mosher/Marrs moved to adopt Planning Commission Resolution 93-023 recommending --- to the City Council approval of Tentative Tract 27762, subject to the amended conditions. ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marts, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: Commissioner Adolph Commissioner Adolph returned to the meeting and Chairwoman Barrows excused herself from the next item due to a possible conflict of interest. E. Zoning Ordinance Amendment 93-034; a request of the City for consideration of an amendment to the H-C (Hillside Conservation) Zone. 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 Adolph questioned Staff whether a General Plan Amendment would be required. Staff stated it would not. PC6-8 7 Planning Commission Minutes June 8, 1993 3. Commissioner Marrs asked Staff to clarify the number of units that would be allowed under the amendment. Staff stated the maximum number of dwellling units in a residential development could be increased by 20% of the base density allowing the transfer would not increase the number of units identified in the General Plan, just their location. 4. Commissioner Ellson questioned why the SR Zone was exempt. Staff stated that transfers were not allowed in the SR Zone and therefore it was exempt. 5. There being no further questions of Staff, Vice Chairman Mosher opened the public hearing. Ms. Paula North, representing Lusardi I.and Company, stated she represented four property owners and went into explain the problems they had' incurred trying to transfer development rights. 6. Commissioner Ellson stated she thought the Bureau of Land Management would be purchasing the land. Staff clarified the land exchange. 7. There being no further public comment, Vice Chairman Mosher closed the public hearing. 8. Commissioners Adolph/Marrs moved to adopt Planning Commission Resolution 93-024 recommending to the City Council an Amendment to the Municipal Code regarding changes to the H-C Zone (Hillside Conservation). ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, and Adolph. NOES: None. ABSENT: None. ABSTAINING: Chairwoman Barrows. Chairwoman Barrows returned to the meeting. IV. PUBLIC COMMENT: None V. BUSINESS SESSION: A. Plot Plan 93-500; a request of LANDREX for approval of off-water architectural plans for Phase I of the Avante collection in Tract 26152, lake La Quinta for models and single family homes. PC6-8 8 Planning Commission Minutes June 8, 1993 1. Associate Planner Leslie Mouriquand-Cherry 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, Chairwoman Barrows asked the architect, Mr. Bob Ritchey, to address the Commission. Mr. Ritchey answered questions raised by the Design Review Board concerning window treatments and glazing and stated he agreed with the Staff conditions. 3. Commissioner Adolph asked Mr. Ritchey if he would consider planting larger trees than those requested by Condition//2. Commissioner Adolph also questioned whether or not a guttering system and downspouts would be used. Mr. Ritchey stated he would probably use a downspout system in certain walkway areas. 4. Commissioner Ellson questioned the height of the project. Mr. Ritchey stated it would be 22-feet. Commissioner Ellson stated the problem with decorating the high windows and the control of amount of light coming in. Discussion followed regarding suggestions for this problem. 5. Chairwoman Barrows asked if the orientation of the houses fell under Title 24 requirements. Mr. Ritchey stated they do. Discussion followed regarding window treatments and shade for the windows. 6. Commissioner Adolph asked if these models would be the style used through the project. Mr. Ritchey stated they would be the basic style. 7. There being no further comments, Commissioners Mosher/Marrs moved to adopt Minute Motion 93-027 approving the off-water architectural plans for Phase I of the Avante collection in Tract 26152-Lake La Quinta for models and single family homes. Unanimously approved. Commissioner Adolph excused himself from the next item due to a possible conflict of interest. B. Plot Plan 89-413; a request'of Ms. Heidi Murphy, O'Donnell/Atkins Company, for approval of a second extension of time for a resort hotel and related ancillary hotel uses within the PGA West development. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. PC6-8 9 Planning Commission Minutes June 8, 1993 2. Chairwoman Barrows asked if the applicant had anything to say. Ms. Murphy stated the project would be up for sale on July 14th and she had no objections to the Staff's recommendations. 3. There being no further comment, Commissioners Marrs/Ellson moved to adopt Minute Motion 93-028 recommending approval of the first one year extension of time for Plot Plan 89-413 be approved subject to the attached conditions. Unanimously approved with Commissioner Adolph abstaining. Commissioner Adolph returned to the meeting. C. Specific Plan 84-004; a request of TD Desert Development for approval of preliminary plans for entry design on Washington Street and review of general architectural guidelines for The Orchard project (previously The Pyramids). 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 Adolph questioned the applicant regarding the completeness of the plans in regards to the Design Review Board request. Mr. Chuck Strother, applicant went over the plans with the Commission and showed were he had made the changes per the Board's request. 3. Chairwoman Barrows asked if the model homes would come back before the Commission for review. Staff stated they would go before the Design Review Board and the Commission for review. 4. Mr. Strother stated he hoped to have his project under construction by January, 1994. 5. Chairwoman Barrows stressed the use of energy efficient materials as well as designs. 6. Commissioner Ellson asked the applicant if any of the original plans from The Pyramids project would be utilized. Mr. Strother stated the original land plan would be followed. 7. There being no further comment, it was moved by Commissioners Ellson/Adolph to adopt Minute Motion 93-029 approving the preliminary plans for the entry design for The Orchard project. Unanimously approved. PC6-8 10 Planning Commission Minutes June 8, 1993 D. Plot Plan 93-495; a request of Simon Plaza, Inc. (Philip Pead) for review of revised elevation plans for a commercial project on 5.6 acres in the C-P-S zone. 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. Mr. Phil Pead presented a new revised rendering of the project. Commissioner Adolph asked the applicant how he felt about the project. Mr..Pear stated they were very pleased with the way it laid out. Commissioner Adolph asked that the restaurant be redesigned to look more like the remaining buildings. In addition, carry the slump stone treatment throughout all the buildings. 3. Commissioner Ellson stated she felt the project needed to be integrated with Simon Motors more. Mr. Pead stated they will be using the same colors to bring conformity, but they did like the diversity of the two projects. 4. Mr. Pear asked that Condition //73 be changed to read "finish grade". Commissioners discussed the various conditions. Following the discussion Staff was directed to edit the conditions to show a three story building, not a four story building. Mr. Pead expressed his concern for time delays and would like to receive approvals as soon as possible. Commissioners stated the project would need to return to the Design Review Board on June 23, 1993, for their review, but would only require it return to the Planning Commission if there were any major changes made by the Design Review Board. 5. There being no further comment, it was moved by Commissioners Mosher/Adolph to adopt Minute Motion 93-030 approving Plot Plan 93- 495 subject to the amended conditions with the applicant to present the revised elevations to the Design Review Board for final review and only to return to the Planning Commission if there are any major changes. VI. CONSENT CALENDAR A. Commissioner Mosher moved and Commissioner Adolph seconded a motion to approve the Minutes of May 11, 1993 as submitted. Unanimously approved. VII. OTHER- None PC6-8 11 Planning Commission Minutes June 8, 1993 VIH. ADJOURNMENT A motion was made by Commissioner Adolph and seconded by Commissioner Ellson to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on June 22, 1993, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 10:48 P.M., June 8, 1993. PC6-8 12