PCMIN 06 25 1996 MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
June 25, 1996 7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:03 P.M. by
Chairman Abels who asked Commissioner Butler to lead the flag salute.
II. ROLL CALL
A. Chairman Abels requested the roll call: Present: Commissioners Anderson, Barrows,
Butler, Gardner, Newkirk, Tyler, and Chairman Abels.
B. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
__ Honeywell, Senior Engineer Steve Speer, Planning Manager Christine di Iorio,
Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer.
III. PUBLIC COMMENT: None
IV. PUBLIC HEARINGS
A. Specific Plan 83-002. Amendment #3; a request of KSL Land Corporation and the
City of La Quinta for approval of an update to the PGA West Specific Plan for
consistency with the City's General Plan
1. Commissioners Gardner and Anderson asked to be excused due to a possible
conflict of interest. Both Commissioners Gardner and Anderson left the dias.
2. Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
3. There being no questions of staff, Chairman Abels opened the public hearing.
Mr. Chevis Hosea, representing KSL Land Corporation, stated he had no
questions, but KSL was happy to get this item before the Commission as they
-- thought this specific Plan was more applicable to what is currently being
planned and designed for PGA West.
PC6-25 1
Planning Commission Meeting
June 25, 1996
4. Commissioner Barrows questioned Page 37 of the Specific Plan asking if the
City needed to alter the language to their Conditions of Approval regarding
a buffer zone for the residential from the commercial. Mr. Hosea stated that
if there was something adequate to use as a buffer zone that would mitigate
any impact on the view, they would like to do so. Planning Manger Christine
di Iorio stated that as a condition of approval the Specific Plan could be
required to be modified to accommodate the buffer zone. Commissioner
Barrows stated she was not certain what width should be required, but noted
that a three story commercial building being built should require some
mitigation measures.
5. Commissioner Tyler questioned Page 11 of the Specific Plan, asking for
clarification as to why the chart stated five dwelling units per acre for the
density and the text refers to three. Mr. Haag stated that one figure is the net
and other refers to the gross residential density. Community Development
Director Jerry Herman stated this is the way the Specific Plan is currently
approved. Commissioner Tyler asked how many golf courses were at PGA
West. Mr. Hosea stated there are a total of five with part of one course in a
separate Specific Plan. Mr. Haag stated the plan shows four existing and the
start and end of the Weiskopf course. However, there are only four complete
18 golf courses within the Specific Plan boundary plan. -
6. Commissioner Barrows asked if the proposed hotel would block the
viewshed. Mr. Hosea stated that placing the hotel in the middle of the
Specific Plan area was the proper design to mitigate this. He further stated
this was a trade off; to get the hotel to make sense you would have to have the
right density to attract the hoteliers. The land mass is needed to make it work
statistically. Sixty-five feet, the height of the hotel, is a pretty limited amount
of restricted view.
7. Planning Manager Christine di Iorio stated that the Resolution approving the
Environmental Assessment should be amended to read: "The EIR and
Supplemental Focused EIR remain adequate to address all environmental
concerns as there have been no significant changes in the circumstances of
the proposed project from the original approvals.
8. There being no further public comment, it was moved and seconded by
Commissioners Butler/Newkirk to adopt Planning Commission Resolution
96-025 recommending to the City Council approval of an Amendment to the
PGA West Specific Plan for consistency with the City's General Plan, subject
to the amendment to the Environmental Assessment Resolution.
PC6-25 2
Planning Commission Meeting
June 25, 1996
ROLL CALL: AYES: Commissioners Barrows, Butler, Newkirk, Tyler, and
Chairman Abels. NOES: None. ABSENT: Commissioners
Anderson and Gardner. ABSTAIN: None.
Commissioners Anderson and Gardner rejoined the meeting.
VI. BUSINESS ITEMS:
A. Conditional Use Permit 96-023, Plot Plan 96-571. and Environmental Assessment
96-311; a request of Keith International, Inc. for USA Properties Fund, Inc. for
approval of the preliminary landscape plans, recreational amenity plans, and other
supplemental site materials/structures in compliance with the Conditions of Approval
under Resolution 96-023 for the 116 unit Terracina Apartment complex.
1. Commissioner Butler excused himself due to a possible conflict of interest.
Commissioner Butler left the dias.
2. Planning Manager Christine di Iorio presented the information contained in
-- the staff report, a copy of which is on filein the Community Development
Department.
3. Mr. Mike Rowe, Keith International, representing the applicant, stated he was
there to answer any questions.
4. Commissioner Gardner asked Mr. Rowe about the carports. The drawings
shows that the way the carport is set up that when the car door is opened it
will hit the post and he would like to know if they could be designed to avoid
this. In addition, why were they not building the carports out of wood instead
of metal. Mr. Rowe stated the metal would have more stability and last
longer than wood. The structure was a prefab structure, the same as what was
installed at the Seasons project.
5. Chairman Abels asked if the heat would make any difference using the metal
versus the wood. Mr Rowe stated it would not.
6. Commissioner Anderson stated that metal provides 100% shade and a wood
trellis does not. A wood trellis with planting, would, however, contribute to
the overall design of th6 complex. Commissioner Gardner stated that due to
-- the changes being made in wood and the treatments now available, wood can
last as long as metal. Mr. Rowe stated this was the choice of the applicants
because they had used it before and it worked well.
PC6-25 3
Planning Commission Meeting
June 25, 1996
7. Commissioner Gardner asked if the location of the post could be designed in
a different way that would eliminate the problem with the car door. Mr Rowe
stated it was just a matter of cost to redesign it; the applicants felt this was the
.most efficient way. Commissioner Gardner stated that from a users
standpoint, it is a frustration. Mr. Rowe stated is was being used all over the
Valley.
8. Commissioner Anderson stated the post could be moved just far enough to
open the car door. Mr Rowe stated it might not be an issue as there is added
width to these carports.
9. Commissioner Anderson stated this may be addressed in the City ordinance
and should be checked out with staff.
10. Commissioner Barrows asked staff if this was tree. Staff stated that support
posts were addressed in the new Zoning Ordinance and a condition could be
added that would require the redesign of the carport. Staff further stated that
since the new Zoning Ordinance would not be adopted prior to final approval
of this project, it would need to be added to the Conditions of Approval.
11. Chairman Abels asked if the applicant would have any objections to requiring
wood. Mr. Rowe stated they would appreciate being able to use the metal as
the carports were designed.
12. Commissioner Anderson stated the design changes that would need to take
place to accommodate the new Ordinance changes.
13. Commissioner Tyler asked Mr. Rowe why, with a total of six single story
units and all the rest two story, was the total number of units only 112. One
single story would need to be changed to a two story. Mr. Rowe stated the
Number 1 building is actually a two story building.
14. Commissioner Tyler asked if the laundry room had restrooms for the
maintenance people. Mr. Rowe stated he believed it did, but he would need
to check the plans. Commissioner Tyler stated his concern about the storage
buildings being safe. Each of the storage units is completely enclosed with
a roll-up door and with the desert environment the temperatures could reach
115 degrees and the possibility always exists that a child could get locked in.
Commissioner Tyler asked if the applicant could design a vent of some
nature. Mr. Rowe stated they could, but the issue of security is always a
PC6-25 4
Planning Commission Meeting
June 25, 1996
concern. He would bring it to the attention of the applicants and they would
desi'gn some type of vent to keep the temperature down. Staff stated a
condition could be added to require the ceiling vents.
15. Commissioner Anderson stated that since the City will be adopting the new
Zoning Ordinance, it would make sense to require the new changes for the
carports and he would like to have this added to the conditions. Staff' read the
two new proposed conditions.
16. Commissioner Barrows stated her concern about the use of metal and/or a
way to add landscaping to sot~en the look. She asked if the carports could be
built out of wood? Commissioner Anderson gave benefits for using wood
versus metal.
17. Commissioner Newkirk stated he would rather have the wood as it would add
to the overall look of the project along with the landscaping.
18. Senior Engineer Steve Speer stated that if an extra support post is required it
could cause a reduction in the number of parking spaces that could be
provided. Mr. Rowe stated that these are the exact structures used at the
Seasons project and they are not an obscene stmcture; they are attractive and
compatible with the existing buildings.
20. There being no further discussion, it was moved and seconded by
Commissioners Gardner/Newkirk to adopt Minute Motion 96-023 approving
the preliminary landscaping plans, recreational amenities plans, and other
supplemental site materials/structures in compliance with the Conditions of
Approval for Conditional Use Permit 96-023, Plot Plan 96-571, and
Environmental Assessment 96-311, subject to the changes and additions to
the Conditions of Approval as follows: the carports would be constructed out
of wood with additional landscaping ceiling or eave vents shall be added to
the storage buildings and the support posts shall be placed within one and a
half feet from any parking stall. Unanimously approved.
21. Commissioner Anderson stated he would vote in favor of the motion, but
wanted to state that he was not opposed to the metal carport. He agreed that
it would ultimately have a better appearance with the wood, but he did not
object to the metal.
22. Commissioner Barrows asked if the motion would include additional
landscaping. Commissioners Gardner and Newkirk stated it was included in
the motion.
PC6-25 5
Planning Commission Meeting
June 25, 1996
_
B. Street Vacation 96-032; a request from Robert and Kelly Jones for a determination
of the La Quinta General Plan consistency with proposed vacation of a portion of an
offer of public utility and drainage easement dedication.
1. Senior Engineer Steve Speer presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department. He further informed the Commission that a letter had been
received from the Homeowners' Association stating their agreement with the
proposal as submitted.
2. Chairman Abels asked if this was a request of the applicant or the
Homeowners' Association. Senior Engineer Steve Speer stated the
Homeowners' Association had submitted a letter to staff stating they were in
support of the application.
3. Commissioner Gardner asked if the future homeowners of the existing lots
would be required to provide a retention basin for each of their lots. Staff
stated they would and they would be shallow. Commissioner Gardner asked
if there would be any legal responsibility for the homes already built for
runoff from a storm. Staff stated they are responsible for storm water runoff,
but there are not required to construct a retention basin. Its a discretionary
decision to be made by the existing homeowners. Staff stated they had
conveyed this information to the existing homeowners in addition to holding
meetings to explain and answer any questions. On each occasion the
homeowners stated they understood. Staff further stated that the majority of
the water is able to percolate into the sand.
4. Commissioner Gardner asked the City Attorney if the City had any legal
responsibility regarding this issue. City Attorney Dawn Honeywell stated
that as long as we are comfortable with a reasonable engineering plan to solve
the problem to take care of the drainage it does not subject us to any
additional liability than the City would have otherwise.
5. Commissioner Anderson asked if they were private or public streets. Staff
stated they were private streets and currently there is no drainage plan and
this action will create a better situation by placing some type of plan into
place.
6. Commissioner Tyler asked if there were no plans for the easement why not
eliminate the entire 20-feet. Senior Engineer Steve Speer stated that at one
of the meetings the original developer stated he did not want to relinquish the
easement. Therefore the only other option was to address the easement as
petitioned by the applicant.
PC6-25 6
Planning Commission Meeting
June 25, 1996
7. Commissioner Anderson stated he prefers the situation being worked out on
the good neighbor policy and it would be better if all situations could be
handled this way.
8. Mr. Ed Weiss, contractor for the applicants, spoke on behalf of the applicants
stating they .and the Homeowners' Association have accepted the document
as created by the City. The Homeowners' Association By-Laws require a
majority vote of the property members before the applicants can obtain
approval. As most of the residents have left for the summer, this cannot
happen until the residents return. The applicants are therefore requesting a
variance until they are able to get the vote. Staff stated the proposed drainage
regulations require the Homeowners' Association to approve the request
before the street vacation can be recorded. This will require two meetings
before the City Council and the City will not allow the recordation until the
Homeowners' Association approval. Community Development Director
Jerry Herman asked staff how the City got involved enforcing the
Homeowners' Association CC & R's. Senior Engineer Steve Speer stated the
City does not allow the street vacation to go forward until the CC & R's are
recorded. Without the CC & R's being recorded there are no requirements
-- in place to require any drainage.
9. City Attorney Dawn Honeywell stated this item may need to be continued to
allow her time to research whether the City can require drainage without
requirement in the CC & R's.
10. There being no further discussion, it was moved and seconded by
Commissioners Gardner/Barrows to continue SV 96-032, for four weeks.
Unanimously approved.
C. Plot Plan 96-584; a request TD Desert Development, Mr. Tom Cullinan, for approval
of three single family detached prototype 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 Tyler asked if the exterior gates would have an intercom
system with outside lights. Mr. Cullinan stated it had not been addressed at
this time but it would be a good idea.
3. Commissioner Anderson asked if Plan 3 was considered to have a separate
entry for the guest room. Mr. Cullinan stated it becomes confusing with the
two entrances as to which is the main entrance. It also is a security issue for
the homeowners as they were concerned about how many entries there would
be to their homes.
PC6-25 7
Planning Commission Meeting
June 25, 1996
4. Commissioner Anderson asked if the exterior walls were constructed from
stucco over foam. He was concerned as to whether or not it was a good
assembly for a wall. He felt it should be a true exterior insulated system that
is installed per the manufactures specs.
5. Commissioner Butler asked why the air conditioning units are outside the
setback area. Mr. Cullinan stated the unit Would be in the sideyard and
would not restrict anyone from passing through such as fireman, etc. It
would not be in the required setback area.
6 There being no further discussion, it was moved and seconded by
Commissioners Tyler/Butler to adopt Minute Motion 96-024 approving Plot
Plan 96-584, for Tract 25154, subject to conditions. Unanimously approved.
VI. CONSENT CALENDAR
A. Chairman Abels asked if there were any corrections to the Minutes of June 11, 1996.
There being no changes or correction, it was moved and seconded by Commissioners
Gardner/Tyler to approve the minutes as submitted. Unanimously approved.
VII. COMMISSIONER ITEMS
A. Chairman Abels stated this was the last meeting for Commissioner Barrows and he
would like to express his appreciation to her and noted how much the Commission
enjoyed working with her. She would be missed.
B. Commissioner Tyler reported on the City Council meeting of June 18, 1996.
C. Commissioner Barrows stated it had been her pleasure to serve with so many for so
long and she would miss everyone.
D. Department update - None
VIII. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Gardner/Barrows
to adjourn this meeting of the Planning Commission to a regular meeting on July 9, 1996. This
regular meeting of the Planning Commission was adjourned at 8:15 P.M. Unanimously approved.
Pc6-25 8