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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