PCMIN 04 25 1995 MINUTES
~G COMMISSION MEETING
A regular meeting held at the La Qninta City Hall
78-495 Calle Tampieo, La Quinta, CA
APRIL 25, 1995 3:00 P.M.
I. CALL TO ORDER
A. This meeting of the Pl~mnin~ Commission was called to order at 3:00 P.M. by Chairman
Adolph- Commissioner Abels led the flag salute
II. ROLL C~T,T.'
A. Chairman Adolph requested the roll call: Present~ Commissioners Abels, Anderson,
Barrows, Butler, Gardner, Newklrk, and Chairman Adolph.
B. Staff Present~ Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Principal Planner Stan Sawa, Associate Planner Greg Trousdell, and
Department Secretary Betty Sawyer.
PUBLIC COMMENT: None.
WORKSHOP:
Continued- La Quinta 7,onin~' Ordinance Update.
1. Commissioners and staff discussed with the consultants the following changes
to the Zoning Ordinance update.
a. Section 9.60.140.- Screening. B.l.b. change to 1325 feet; B.~ Include
pool spa equipment; B.3. Commissioners discussed solar panels and
the requirement that the underside cannot be seen. Commissioner
Barrows stated she did not want the ordinance to be so restrictive as
to prevent someone from using solar. Commissioner Anderson asked
if a property owner could use curbside collectors (screened like a
skylight) if screened and the underside was not seen. Staff stated as
long as it is aesthetically screened. Commissioner Anderson asked if
the panels were ground mounted will the City require it to be screened.
Staff stated that as long as the neighbor could not see it, they would
not require screening.
b. Commissioner Anderson requested that staff put the requirement of
solar water heating be added to the code. -
c. Section 9.60.150., B.I: 12-foot high chitin link fence blocks the view of
the mountains. Need conditional use permit to control height of fences;
B.3.: .Lighting should require a conditional use permit; increase the
setback or recess the tennis courL Consultants stated that anything
over &feet must increase the setback, and the City will need to address
sideyards as well on a ratio of 3:1.
Section 9.60.160: all outdoor lighting must conform to the Dark Sky
Ordinance.
e. Section 9.60.180: Manufactured Housing and Mobile homes. Concern
that there is no mention of modular buildings. How does the City
inspect something that is already built; C.2. Foundations should be
checked to see that it addresses earthquake standards and that the
units must be placed on a slab. Staff stated the City requires them to
be compatible with existing units. City Attorney Dawn Honeywell
explained that a manufactured home is the same as a modular house.
They must conform to the residential neighborhoods they are going
into. Staff further stated the units are required to be connected to the
foundation. The City requirements for modular homes are that you
can put a mobile home on a lot in the Cove if they can meet the
requirements for a single family home. They must refurbish the trait
to appear as a single family house. Commissioner Gardner asked that
the wording mobile homes should be eliminated as they are all
Commercial Park, Office and Tourist Commercial, Urban mit as well as
major community facilities. Page 13- should tennis courts be added
as an accessory use?
Chairman Adolph recessed the meeting at 525 P.M. and reconvened at 7:08 P.M.
PUBLIC COMMENT:
Audrey 0strowsky, La Quinta resident, spoke regarding her concern about the Zoning
Ordinance in the Cove in that commercial businesses are working out of their homes.
It affects the residents as well as the commercial property. Need to restrict this in the
future.
PUBLIC HEARINGS:
A. Tentative Tract 28150: a request of KSL PGA West Corporation for approval to
resubdivide 3.6 acres into 14 single family residential lots.
1. Commi~sioners Anderson and Gardner withdrew due to a possible conflict of
6. Chairman Adolph asked When the houses would be turned over to the H0A to
manage and maintain. Mr. Hosea stated that as the property closes escrow,
the property is developed, and assessments paid, or as soon as they selL
Chairman Adolph stated they could not have one house in a tract being a H0A
so this would force those property owners into the current HOA. Mr. Hosea
stated the logistics would be there to ~nnex into the current HOA, but again
their concern was that they not set a precedent to be required to annex into the
existing H0A for future tracts.
7. Chairman Adolph stated the current HOA's were not interested in having three
HOA's. They wanted standardization and compatibility and three or four HOAs
would make it almost impossible to maintain these standards. Chairman
Adolph asked if Hosea had t~lked to the current HOAs regarding their proposed
plans. Mr. Hosea stated they had spoken with them regarding annexation into
the current H0A and the problem was the fiscal responsibility of the current
H0A and pending litigation matters.
8. Commissioner Butler asked what the advantage would be to a third H0A if that
had to be. Mr. Hosea stated there would be little or no advantage. They were
-- only concerned with setting a precedent of requiring participation in the
current H0~ A different H0A could provide the same level of services and
maybe for less fees.
9. City Attorney Dawn Honeywell clarified that the City has a different obligation
when it comes to a tract map with phases partially built out. It is more
appropriate on an undeveloped tract to allow the developer to create a HOA.
A revision is different as compared to a new map. Chairman Adolph stated
they did not want to change things that are already existing.
10. Chairman Adolph asked if Mr. Hosea would like to address the swimming pool
issue. Mr. Hosea stated that they will upgrade the general standards for the
design and construction quality (i.e., custom pools~ This product is not
designed for a community pool as the prior units were as these units are single
family units.
11. Commissioner Butler asked for clarification regarding prior tracts that were
built with the understanding that pools were to be built across the street.
12~ Commissioner Abels asked why this tract should be burdened with
-- constructing a swimminl~ poo]Jcommunity pool for the units across the street.
Chairman Adolph stated that the Trophy units were not large enough for pools
as they are condominiums and the prior developers were conditioned to
provide the common pools. Commissioner Abels stated he did not see a reason
for requiring these 14 homes to build a commnnity pool for the houses across
the street* Mr. Hosea stated that the property across the street is R-2 and this
property is R-1. Chairman Adolph stated his understanding was they were
zoned R-1.
13. Mr. John Sayer, KSL PGA West Recreation, clarified that Residential #1 (HOA)
was to be on the north side of PGA West and run through the middle of the
complex; Residential ~ was everything south of that imaginary line. In fact,
there was a checkerboard among the developments. Thi~ property, along with
a number of other properties along the Nicklaus course, had been .annexed Into
Residential #1. To de-annex would require too many ~mendments to the
existing tract documents. This property had been annexed Into Residential #1
and they were comfortable leaving it there. Residential #1 and #2 will have
to come Into some agreement regarding the maintenance. Again, the concern
is not for this tract but one of Jurisdiction for the future tracts.
14. Commissioner Butler stated that if the Planning Commission approved the
change from condos to single f~mily and setting up a new HOA, that he did not
believe the pool issue was valid at this time. Chairman Adolph stated the
Planning Commission needed to determine whether the pool should be required
or not. He did not believe that Residential #1 would want to maintain the pool
and landscapIng as to its location beIng so far removed.
15. Commissioner Butler asked staff why it was not brought up to the Plsnning
Commission. Staff stated it was in the original report. Commi~sioner Abels
stated their request was to change from condos to sIngle family residences
and the pool should not be an issue.
16. Chairman Adolph asked about the restroom facilities for the gardeners. Mr.
Hosea stated that due to the logistics problems there is a need to have some'
type of shared agreement with H0A #2. If this is in place, the restroom
facilities are available at the pool area on Interlachen.
17. Commi~sioner Barrows asked if thi~ issue should be Included In the Conditions
of Approval City Attorney Dawn Honeywell stated they could not as the
facilities were not a part of this tract.
18. There being no further public comment, Commissioners AbelsiNewkirk moved
to adopt Resolution 95-015, recommending to the City Council approval of
Tentative Tract 28150, subject to conditions.
19. Chairman Adolph asked if this would come back before the Plnnninff
Commission. Staff stated that the next item on the agenda would come back
before the Planning Commission, but this item would not* Mr. Hosea stated
that the Heritage Collection would be the units built for these 14 houses.
ROLL CALI~ AYES: Commissioners Abels, Barrows, Butler, Newkirk, and
Chairman Adolph. NOES: None. ABSENT: Commissioners
Anderson and Gardner. ABSTAINING: None.
Plot Plan 95-55~ a request of KSL PGA West Corporation for approval of a sales center
with model complex and eight new model units.
1. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
2. Commissioner Abels asked for clarification on the number of garages in the
Masters collection. Staff stated there was a three car garage.
3. Commissioner Butler asked if the Department of Real Estate (DRE) would
approve this project. Staff replied that a maximum of 30 tennis courts were
allowed and they were not familiar with DRE requirements. City Attorney
-- Dawn Honeywell stated the PlP~nnin~ Commission should not be concerned with
the issue. It is the responsibility of the developer to see that he meets the DRE
requirements.
4. Commissioner Butler asked if there was a problem with the number of
garages. Chairman Adolph stated that the number of I~arages was not an
issue as most of the tenants are part-time homeowners.
5. Commissioner Barrows inquired about the roof styles and a requirement for
an 18-inch eave. She asked if the popouts addressed the concern for the
~mount of shading needed. Staff stated that in regards to the rear there was
a patio cover that was significant and generally in the front there are
extended eaves over the front entries. On the side elevations, the popouts are
required and they would help minimally.
6. Chairman Adolph pointed out that this was primarily for the units facing west
and soutlx Chairman Adolph stated that whatever standards were approved
before must to apply to these units as welL
7. There being no further questions of staff, Mr. Chevis Hosea addressed the
Commission and stated that the designers of the units were there to answer
- any question of the CommLqsion*
8. Chairman Adolph asked about the entry entering the parking lot area and if
they talked with the Master Association regarding this. Mr. Hosea stated they
had spoken with the Master Association and they were aware of it. Chairman
Adolph stated the Commission had not received any communication from the
Association regarding their approving or disapproving and his concern was
that communication was taking place.
9. Chairman Adolph stated that the old Sunrise models to the north had a wall
that blocked off the street from the models. Mr. Hosea stated that mounding
would be used. Chairman Adolph asked how the developer planned to get to
the street behind the tennis courts after these units were all sold without
wiping out the tennis courts. Mr. Hosea showed how they planned to do this on
the e~hibit.
10. Chairman Adolph asked if the building heights would exceed 28-feet and did
they have any intention of building any two story units. Mr. Hosea stated they
had no intention at this time. Chairman Adolph asked if they had any
objection to removing this statement from the conditions. Staff clarified that
they were given permission on a previous tract.
11. Commissioner Barrows asked if there was a condition and if not could they
add one stipulating no two story units.
12. Chairman Adolph asked about the five foot sideyard setback as the current
units have 10-foot setbacks and the updated ordinance would require a
minimum 10-foot clearance. Mr. Hosea stated he thought a five foot sideyard
per house was adequate.
13. Mr. Hosea asked if Condition #11 could be amended to allow a five year
approvaL Commissioner Abels stated that if all the conditions are met each
year there was no problem extending the approval period. Stated this was a
watch-dog issue and the Pl~nninl~ Commission would not stop anything.
Commissioner Barrows stated this was at the discretion of the Community
Development Director and she would like to reword the condition. Chairman
Adolph asked if this was a request by the applicant or a verbal request. Staff
responded that they would have to submit a letter of request for an extension~
Staff stated they could change the last sentence to read "Model complex is in
compliance with the conditions."
Mr. John Sayer, stated his concern was that the financing going forward. The
lender, or lenders counsel, had a concern about lending with this condition~
Commissioner Butler asked if the proposed chanl~e was agreeable with the
applicant. Mr. Hosea stated it was.
15. Mr. Hosea asked about Condition//15 being reworded to read: "to existing 300-
foot access or to the satisfactiOn of the Fire MarshaL' Staff stated this is the
Fire Marshal's condition.
16. Mr. Phil Hoe, architect for the Masters and Doral units, stated that the
overhangs were generous with ten feet in the rear. The front is occupied with
garage or semi-walls and the sideyard is a minimum amount of glass. He
further stated that all houses would comply with Title 24 requirements. They
had purposely oriented the houses 'to the interior yard or to the rear. Discussed
the garage entrances having varied streetscape appearances. The sideyard
of for the Doral units was five feet and they had made allowances for the
mechanical equipment. The project's sideyard are designed to ~ive a variety
so sideyards vary dependln~ on the unit type. Changed the composition of the
roof styles and heights again to create a variety.
17. Chairman Adolph asked if between the buildings it was too tight as they were
within ten feet of each other. How about a block wall in between each property
line?
18. Commissioner Abels stated he would rather have wooden roll-up doors rather
-- than metaL Mr. Hoe stated there was a combination on the doors. Chairman
Adolph stated they had used several metal doors and you could not tell the
difference from the street.
19. Commissioner Abels asked that the applicant not use windows in garage doors
facing west. Mr. Hoe stated he would take that into consideration in their final
desing.
20. Chairman Adolph asked how the applicant would so the on-site concrete work.
Mr. Hoe stated he would prefer Mr. Forrest Haag answer that question.
21. Commissioner Barrows asked if the Doral unit eaveswould be a mininlum of 18-
inches. The other units would have roar patio structures but, the Masters and
Heritage units would have an overhang cover the entire rear. Mr. Hoe stated
that on the Masters they would. He did not know about the Heritage units.
22. Commissioner Butler asked where the air conditioning condenser for the Plan
//3 of the Doral units and Plan #1 of the Heritage unit would be located. Mr. Hoe
stated he did not know about the Heritage as he Only drew the Masters and
Doral series.
23. Mr. Richard Wey, architect for the Heritage Collection stated that on Plan #1
it has not been determined as of yet as to where the air conditioning units
would be placed. In regards to the overhangs, the styles would be very similar
and he had no problem with providing an 18-inch overhang.
24. Chairman Adolph asked what standards would be taken to protect the
foundation slabs. Mr. Hosea stated they would take extreme precautions to
protect the slab and gave an explanation of what they would be doing (Le.,
visqueen with gravel~
25. Mr. Hosea questioned Condition #15 as it would restrict the number of units
they would be allowed to construct. He would like to discuss this with the Fire
Marshal and offer an alternative before going to CounciL He again requested
that the condition be rewritten to state "or come to a satisfactory resolution
with the Fire MarshaL"
26. Chairman Adolph asked if the homeowners on Interlachen had any problem
with the conditions for these units requiring architectural compatibility and
approval by the Architectural Review Board of PGA West. Mr. Hosea stated he
would speak with them before submittal of building plans to the City.
27. There being no further public comment, Chairman Adolph closed the public
hearing.
28. CommLqsioner Barrows recommended that a condition be added relative to the
eave overhangs being a mintnlum of 18-inches and no two story units being
allowed with a maximum building height of 22-feet. Staff clarified
amendments to Conditions #11, #15, #40 adding that the median cut have a
requirement that they must obtain H0A approval and they added a new
Condition ~51 requiring an 18-inch overhang and Condition ~52 setting the
maximum building height at 22-feet.
29. There beIng on further discussion, Commissioners Barrows/Abels moved to
adopt Minute Motion 95-017, subject to the conditions as amended and with the
new conditions added. UD~mimonsly approved.
Commissioners Gardner and Anderson returned to the meeting.
C. Conditional Use Permit 95-017: a request of Jim t, Jarnagin for approval of a full
service tunnel carwash and detail shop within the One Eleven La Quinta ShoppIng
Center.
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_ 1. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
2. Comm!-~sioner Butler asked if the water was goin~ to be recycled and where
in the report did it refer to this. Staff stated it was referred to in the Initial
Study.
Commi~qloner Abels asked if you had to turn left from Highway 111 into
Street and west into the shopping center to access the site. Staff explained the
entrances.
4. Chairman Adolph asked if the triangle between the site and Shell 0il site would
be landscaped. Staff explained which areas were to be landscaped. Chairman
Adolph asked what would happen at this point of the property line. Staff
stated it would be determined by the Engineering Department.
5. Chairman Adolph asked if any walls were proposed. Staff stated that no walls
were proposed.
6. Commissioner Butler asked about street landscaping. Staff stated that it
would be bermed as it was along Highway 111 to the west.
7. Commi.~sioner Abels asked if the doors on the tnnnel would be closed at night.
Staff stated that the roll-up doors on both ends would be closed at night.
8. Commi.~sioner Butler asked that additional landscaping be added to buffer the
site as requested in the letter submitted by the Chamber of Commerce. Staff
recommended additional canopy treed be planted.
9. Commissioner Barrows asked about the south elevation signage and
landscaping. Staff explained where the landscapin~ would be. Commi.~sioner
Barrows stated she would like to see more landscaping. Commissioner Butler
asked if the Commt.~sion would review the landscaping at the same time as the
signage. Staff noted the landscaping required staff approvaL
10. Mr. Duane Yonnker, representing the applicant, spoke on behalf of the
applicant. His primary reason for having a misting system is to provide as
much cooling as possible to prevent the front shield of the cars from breaking.
There would be a business section providing a fax machine and telephones for
the patrons use. He had no objection to the additional landscaping.
- 11. Commissioner Butler asked how many entrances there were into the tunneL
Mr. Yonnker stated there was only one going into the carwash tunnel but, three
lines for vacuums. The stacking area would have misters for a comfort zone
for the patrons as well as the workers.
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12. Commissioner Barrows asked what percentage of the water was recycled. Mr.
Younker stated they would use 12 gallons per car and they would be recycling
90% of the water used There was no discharge to the sewer system.
Discussion about the residues from the washing detergents followed.
13. Chairman Adolph asked if the raised parking area would be concrete and
couldn't a planter be added at the northwest corner. Mr. Younker stated he
had no objection to the additional landscaping. They were intending to have
golf cart services for shuttling customers to the shopping center.
14. Chairman Adolph asked why the auto detailing was not under cover. Mr.
Younker stated the area was covered except for a 3-foot area.
15. Chairman Adolph asked if the storage area was secured. Mr. Younker
explained how it was to be secured.
16. Commissioner Gardner asked what sanitary sewer system they would use. Mr.
Younker stated the outside water would go to the storm drain and anything
under the roof would go to the clarifying holding system.
17. Chairman Adolph asked it the lighting fixtures mounted on the wall would all
face upward and what kind of wattage would they use. Mr. Younker stated
they were the same as the City required under the CC & R's for the Center.
Staff stated they would comply with the Dark Sky Ordinance.
18. There being no further public comment, Chairman Adolph closed the public
hearing.
19. Commissioner Anderson approved the site selection for the project. He felt the
signage was too large but, he would consider it at a later date. He was
concerned about traffic flow and would like additional screening of the cars
from Highway 111 with a wall or berm similar to the existing fast food
restaurants. Commi~ioner Butler questioned the location of the berming and
whether Anderson was requiring a double berm. Commissioner Barrows
suggested this be reviewed at the time of the landscaping plan review.
20. There being no further discussion, Commissioners Barrows/Butler moved and
seconded a motion to adopt Resolution 954~16, approving a mitigated Negative
Declaration of Environmental Impact for Conditional Use Permit 94-017.
ROLL CALI~ AYES: Commissioners Abels, Anderson, Barrows, Butler,
Gardner, 'Newkirk, and Chairman Adolph. NOES: None.
ABSENT: None. ABSTAINING: None.
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21. Commissioner BarrowslAbels moved and seconded a motion to adopt Minute
Motion 95-018, with an amendment to Condition ~ requiting the landscaping
to return for Pl~tnnin~ Commission review. Ull~mimously approved.
BUSINESS ITEMS
A. SDecial Advertlsin~ flevice 954)66: a request of investors' Property Services for the La
Casa La Quinta Apartments for approval of a temporary banner for the La Casa La
Qninta Apartment Complex.
1. Community Development Director Jerry Herman presented the information
contained in the staff report, a copy of which is on file in the Community
Development Department.
Commissioner Abels asked if this request was for 60-days. Staff stated it was
a 60 day request. Commissioner Abels asked how many extensions would be
allowed. Staff answered as many as the p]gnning Commission wanted to
3. Chairman Adolph asked for the location of the banner. Staff stated it was the
intent of the applicant to hang it on the building.
4. There being no further questions, Commissioners Anderson~Barrows moved
and seconded a motion to adopt Mlnute Motion 95-019 approving Special
Advertising Device 95.06 ~ subject to conditions. Unanimously approved.
B. Plot Plan 95-551: a request of Firstbank, NA. for approval of a plot plan application to
allow construction of a freestanding bank building.
1. Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
2. Commissioner Butler asked if staff was aware of the retention basin problem
at the shopping center. Senior Engineer Steve Speer stated that staff was
.currently looking at the plans for a pumping station and the center developer
will then start construction on it. Commissioner Butler stated his concern was
that the retention basin be approved prior to the bank approvaL Senior
Engineer Steve Speer stated the City will insure that the developer installs the
pumps and the water taken out.
3. Commt~qioner Gardner asked whose responsibility it was to get the water out
and where would it go. Senior Engineer Steve Speer stated it was the
responsibility of the developer and the water would be pumped out of the
retention basin and into the City storm drain. He further stated the developer
was currently developing plans for the primping system. Community
Development Director Jerry Herman stated the retention basin was designed
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to be adequate to protect the bank as well as the other buildings, but, the City
was trying to get a more adequate method of getting the water out of the
basin.
4. Chairman Adolph asked why the roar door which was an emergency exit, lead
directly into the retention basin. Staff replied there was a fiat area before the
retention basin which was adequate to lead away from the retention basin.
Chairman Adolph stated he felt there should be some type of walkway around
the basin. Commissioner Anderson stated he felt the City Code would require
it to be an accessible walkway.
5. Chairman Adolph stated his reservations about the skylight, that it might be
a flashing beacon at certain times of the day. Staff stated it would be frosted
and installed at a vertical angle so as not to shine on the cars. It will be a high
energy material and will meet energy requirements.
6. Commissioner Abels stated that bank branches were reducing in number
throughout the United States and branches are being taken over by bigger
banks leaving empty buildings. He was concerned that this not become
another empty building.
7. There being no further discussion it was moved and seconded by Commissioner
Abels/Barrows to adopt Minute Motion 95-020 approving Plot Plan 95-551,
subject to the attached conditions. Unanimously approved.
CONSENT CALENDAR- None
COMMISSIONER ITEMS
A. Commissioner Abels gave a report of the City Council meeting of April 18, 1995.
B. Chairman Adolph spoke concerning a letter received from Norris Bernard regarding
the detached garage in Rancho 0cotillo. Chairman Adolph stated that in regards to
compatibility issues, the garage did not conform, but when a tract is completed
property owners can make any changes they so desire pursuant to City requirements,
unless there is a homeowners' association to restrict them~ City Attorney Dawn
Honeywell stated that compatibility restr~ints do not continue on once the tract is
completed, but, the Commission could ~mend the City Code to not allow any accessory
use to be higher than the primary structure. They could also do a lot coverage ratio.
Chairman Adolph asked who determines compatibility. City Attorney Dawn Honeywell
stated the main reason for the noncompatlbility, in this instance, was the height of the
structure. Commissioner Abels asked if these changes didn't have to go through the
- Building Department and couldn't the Planning Commission make a list of criteria to
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control these problems. Commissioner Anderson stated they could make an overall
requirement and add it to the Zoning Ordinance to control the problem~ Chairman
Adolph asked staff to bring this issue before the Commission during the Zoning
Ordinance review and make sure it is addressed~
3. Chairman Adolph asked staff if the Water District was to bring the construction of a
water tank before PGA West Association for their approvaL His understanding was
that CVWD was to notify the Association to make sure the tank did not obstruct the
moun~. Staff will address a letter to CVWD regarding the problem and give a copy
to the Commission.
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ADJOURNMENT
There being no further business, this meeting of the Planning Commission was moved and seconded
by Commissioners AbelsIButler to adjourn this meeting of the Planning Commission to a regular
meeting on May 11, 1995. This meeting of the PIP~nnin~ Commission was adjourned at 10:04 P.M. The
motion was approved unanimously.
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