Loading...
PCMIN 05 12 1998 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 12, 1998 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:04 P.M. by Chairman Butler who asked Commissioner Kirk to lead the flag salute. B. Chairman Butler requested the roll call: Present: Commissioners Abels, Gardner Kirk, Seaton, Tyler, Woodard and Chairman Butler. C. Staffpresent: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: A. Mr. Jim Jamigan, part owner of the La Quinta Car Wash, stated he had submitted a letter in regard to Conditional Use Permit 97-036 and Site Development Permit 97- 616, and would like to answer any questions the Commission may have regarding his letter. He has searched the desert over and has found no place where three car washes are located next to each other. When they first appeared before the Commission for their Car Wash, they were denied due to its location. As they felt it was a need of the community, they reapplied at their current location. He again stated his objection was three car washes within 300 feet of each other. B. Mr. Duane Yonker, 38,298 Red Cedar Drive, Palm Desert, part owner of La Quinta Car Wash, stated he had several years experience in all types of car washes and he questions the reasoning for three car washes within a 300-foot radius of each other. His main concern is the traffic. The Shell Oil project is a drive-through and can cause a stacking problem in conjunction with the gasoline station/car wash. Any stacking problems could cause potential traffic problems for their site. Should a problem occur within their car wash itself, there is no attendant watching over the person inside the car. He strongly opposes this project. III. CONFIRMATION OF THE AGENDA: Confirmed. PC-5-14-98 1 Planning Commission Meeting May 12, 1998 IV. CONSENT CALENDAR: A. Chairman Butler asked if there were any changes to the Minutes of April 28, 1998. There being no corrections, it was moved and seconded by Commissioners Kirk/Abels to approve the Minutes as presented. Unanimously approved with Commissioners Seaton and Tyler abstaining. B. Department Report: 1. Community Development Director Jerry Herman informed the Commission that the City Council had directed staff to rewrite the City Ordinance pertaining to the Planning Commission to create a five member Commission and three member Architectural/Landscaping Review Committee. a. Commissioner Tyler stated the terms would be three people with three year terms and two people with two year terms. Each of the present Commissioners is to submit his/her resignation and reapply if they want to serve on either the Planning Commission or Review Committee. The Review Committee will be allowed one oppommity to review the plans before a recommendation is given to the Planning Commission. b. Commissioner Kirk asked if the Committee would be given a specific task. Staff stated it would be to review architectural and landscaping plans and make a recommendation to the Planning Commission. Commissioner Kirk asked if this would have any affect on the changes being proposed for the Zoning Ordinance. Staff stated it would not. V. PUBLIC HEARINGS: A. Continued - Conditional Use Permit 97-036 and Site Development Permit 97-616; a request of A & S Engineering for Shell Oil Company for approval to allow construction of a 2,615 square foot service station/food mart and a 900 square foot car wash. 1. Chairman Butler reminded everyone that the public comment portion of the hearing had been closed and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. PC-5-14-98 2 Planning Commission Meeting May 12, 1998 2. Chairman Butler asked if there were any questions of staff. Commissioner Woodard asked if the revised site plan resolves the concerns that were raised at the last meeting. Senior Engineer Steve Speer stated they would not resolve the issues of traffic that had been raised at the last meeting. Commissioner Woodard asked if there was any way of stopping traffic before it enters the car wash to eliminate the concern. Senior Engineer Steve Speer stated that when construction plans are submitted, they will be looking for a striping plan. Commisioner Woodard asked if this could be made a conditon of approval. He then asked why the drive leading up to the trash enclosure continues to get larger. Staff stated it is his understanding that it allows the truck to maneuver in and out of the area. 3. Commissioner Seaton apologized for not being at the previous meeting, but asked staff to review the flow of traffic in and out of the car wash. Principal Planner Fred Baker reviewed the circulation plan. 4. Commissioner Woodard asked how the gas filling trucks would enter/exit. Staff stated fueling is usually at night when there is less congestion. 5. Commissioner Seaton stated it was her concern that it would be highly congested at the time the trucks are filling. 6. Commissioner Tyler asked if the project had been conditioned to require refueling only occur during the night hours; it is his understanding that they can refuel at any time of the day. Can the City regulate the hours of refueling? His main concern is the number of activities that are going on within a small parcel. It has been his experience that in drive-through car washes, the patron will stop somewhere and make detail changes to the car after washing. 7. Commissioner Gardner questioned where the traffic enters off Highway 111 and asked if there were any provisions to block the view of anyone entering the other car wash. Staff stated there was a hedge and curb that would prevent the two uses from mingling. 8. Chairman Butler asked if the applicant would like to ad&ess the Commission regarding the questions that had been raised. Mr. Ghaderi, representing Shell Oil, stated he would respond to any questions. 9. Commissioner Tyler asked if the applicant could verify that the refueling would only be done at night. Mr. Ghaderi stated the refueling would occur as the demand is made and he would not want any restrictions on when this could happen. City Attorney Dawn Honeywell stated the Commission has the ability to regulate the hours of operation. PC-5-14-98 3 Planning Commission Meeting May 12, 1998 10. Commissioner Seaton asked if the gas patron would have to make a u-mm to get back to the car wash after obtaining their gas. Mr. Ghaderi stated they would. He went on to state this site is one of Shell Oil's largest sites. It appears small due to the amount of landscaping they have dedicated. The site will accommodate the u-turn with no problem. 11. Commissioner Woodard thanked the applicant for the revised plan, but he still had a problem. He questioned the circulation plan as there was a lot of traffic patterns on such a small lot. He asked staff if the landscaping was excessive compared to what the City normally requires. Planning Manager Christine di Iorio stated they were meeting the requirements for the Highway 111 Design Landscaping Guidelines. 12. Commissioner Tyler asked if the pumps were designed for full service including the car wash. Mr. Ghaderi stated they were. 13. Commissioner Abels stated there was a station in Banning that had a high volume of business and a customer is able to manage getting gas and any other services without any problems entering or leaving. The La Quinta Car Wash was aware of the Center's plans to have a car wash at this location since it purchased its site. 14. Commissioner Gardner questioned the landscaping along Highway 111 and asked staff to elaborate. Staff explained the landscaping was installed as a part of the La Quinta Car Wash. The driveway in front of the La Quinta Car Wash is to be landscaped on both sides to prevent the two uses from mingling. Commissioner Gardner stated he was still concerned with the overloading of fast food operations and now, car washes along Highway 111. 15. Commissioner Kirk stated it was his impression that it was an unusual site. The applicant has done the most with an awkward site and he thanked him for the revisions he had made. 16. Chairman Butler also thanked the applicant for the changes that had been made. However, he had a concern about having three car washes in the same vicinity, but as this is not a concern of the Commission, he supports the project. 17. There being no further discussion, it was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 98- 022 approving Conditional Use Permit 97-036, subject to the amended conditions requiring the hours of refueling to occur from 7:00 p.m. to 7:00 a.m. PC-5-14-98 4 Planning Commission Meeting May 12, 1998 a. Commissioner Woodard stated he would be voting for the project, but still believes the traffic problems at the Adams Street entrance are going to be a problem in the future. b. Commissioner Gardner stated that as a Planning Commissioner he believes they have the right to deny any use they feel is not right for the community. c. Commissioner Seaton stated she has driven by the site and believes the site is overloaded. d. Commissioner Tyler stated that he too cannot support the project because of the traffic congestion at this comer. e. Commissioner Woodard asked if most of the traffic would be coming from Adams Street or Highway 111. Senior Engineer Steve Speer stated it was the applicant's assumption that most of the traffic would -- enter from Highway 111. He went on to state there was a similar access point to this at the westerly end of the Center that operates without problems. This traffic situation at Adams Street and Highway 111 is better than what is currently at the ARCO station off Washington Street. ROLL CALL: AYES: Commissioners Abels, Kirk, Woodard and Chairman Butler. NOES: Commissioners Gardner, Seaton, and Tyler. ABSENT: None. ABSTAIN: None. 17. It was moved and seconded by Commissioners Abels/Kirk to adopt Planning Commission Resolution 98-023, approving Site Development Permit 97-616, subject to adding a new Condition #30 requiring the site plan to provide a "keep clear" zone at its entry near Adams Street. ROLL CALL: AYES: Commissioners Abels, Kirk, Woodard and Chairman Butler. NOES: Commissioners Gardner, Seaton, and Tyler. ABSENT: None. ABSTAIN: None. A. General Plan Amendment 98-056 and Zoning Code Amendment 97-057 amending the Zoning Code Chapter 9.140-Hillside Conservation Regulations, and the General Plan Land Use and Environmental Conservation Element regarding Hillside Development Density Transfer; a request of the City to amend Hillside Conservation Regulations and related General Plan Amendments. PC-5-14-98 5 Planning Commission Meeting May 12, 1998 1. Chairman Butler opened the public hearing and asked for the staff report. 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. 2. Chairman Butler asked if there were any questions of staff. Commissioner Tyler stated that on a recent trip, he had seen a vast proliferation of hillside development and he was glad La Quinta was taking steps to prevent this from happening. The language needs to be made clear regarding the General Plan changes. Commissioner Tyler questioned Page 65, Item #65 where post and beam is used in conjunction with the hillside. Commissioner Kirk clarified that this referred to the retaining of the slopes. Commissioner Tyler stated he basically agreed with staff's recommendation. 3. Commissioner Seaton asked staff to explain "toe of slope". Senior Engineer Steve Speer displayed a drawing that best explained the formulation for determining the "toe of slope" and steepness of the slope. Commissioner Seaton asked staff to elaborate on Page 54 where single family residences would be allowed. Staff explained it is expected that property owners will want to develop their property, but it will be allowed only in an area that has a less than 20% slope gradient above the toe of slope. 4. Commissioner Woodard asked if an applicant could go through an exploratory process to review his project prior to submittal of an application. Staff stated they could review a project with an applicant before requiring an application. Commissioner Woodard asked why staff was asking the applicant to come back with a building elevation. Staff stated it is part of the Site Development review process. Commissioner Woodard asked why a boulder field was considered precious. Staff stated that during the field trips that were held with City Council and Commissioners, concern was raised about losing that unique geologic setting that is offered by a boulder field. Discussion followed as to what is reviewed during the site development/conditional use permit process. 5. Commissioner Woodard asked if an applicant could work with staff to determine the toe of slope before submitting an application. Staff stated this was correct. Commissioner Woodard questioned the use of word "adjacent property owner" on Page 64, Item 2.j. Staff stated this could be removed. Commissioner Woodard questioned Page 66, Item 1.C. Staff clarified this was to be required under the biology reporting. Commissioner Woodard questioned Page 68, Item 2, the building height. Staff clarified the concern was the visual impact, but the sentence could be reworded for clarity. PC-5-14-98 6 Planning Commission Meeting May 12, 1998 6. Commissioner Gardner asked if any land would be negated from being built upon if these changes were adopted. City Attorney Dawn Honeywell stated the intent was to make development regulations in the hillside more clear. It is not intended to change anyones' rights, but to clarify more specifically how the calculations are done and that the conditional use permit process would be required for any construction above the toe of slope. Commissioner Gardner stated his concern that a property owner may be prohibited from developing his property due to this ordinance. Staff stated they have not changed the ordinance, only clarified. 7. Commissioner Kirk questioned whether or not any member of the Commission had a conflict of interest. City Attorney Dawn Honeywell stated it was clarified that the Commissioner in question had no financial gain from the changes proposed in the ordinance. Commissioner Kirk asked if the changes proposed prohibited all construction on land above the 20% toe of slope. Staff stated no. Commissioner Kirk asked if any questions had been raised regarding the "taking" of property. City Attorney Dawn Honeywell stated no, because any challenges had to have been made in 1989, when the Hillside Ordinance was first adopted. Commissioner Kirk questioned whether the area that is less than 20% and above the toe of slope could be developed. Staff stated it could. They ~vould, however, have to meet all the other criteria which includes Federal and State regulations. Commissioner Kirk discussed possible scenarios where development could take place under the new regulations. Commissioner Kirk asked if the City Council asked to be the final approving authority on the boulder field boundary. Staff stated it was staff's recommendation to have the City Council be the final authority. It could be changed to the Planning Commission. Commissioner Kirk suggested some other changes. 8. Chairman Butler asked if anyone would like to address the Commission. Ms. Nicole Criste, Terra Nova Planning, representing Mr. Meyer's property stated her concem with the lack of specifity in the ordinance. There is no specific verbiage on how the viewshed should be directed, the location and method of how this is to be done. The issue of visible roads has limited performance standards; issue of off-site locations, the difficulty of adjacent property owners getting along and unwilling to grant access all are a problem for Mr. Meyers. Mr. Meyers would be prohibited from developing a road under the proposed changes, and he has a concern regarding the definition of "toe of slope". The calculation method should not apply to areas that are eroded rather than bedrock. Finally, regarding the issue of boulderfields, the definition allows for the development of a grid system within 100 square feet and a two foot caliper for the largest of the boulders. Their concern is about an area that happens to have large rocks at 15-20 foot intervals. PC-5-14-98 7 Planning Commission Meeting May 12, 1998 9. Chairman Butler asked if these issues would be addressed during the conditional use permit application that Mr. Meyers would be required to submit. Planning Manager Christine di Iorio stated yes. Chairman Butler asked if Mr. Meyers would be taking his project through the conditional use permit process. Staff stated yes, and staff would be determining' the areas of study. 10. Mr. Chevis Hosea, 55-920 PGA Boulevard, stated his concem was viewshed and intrusion into the mountain. In particular as it relates to golf courses. He suggested this item be continued and offered to work with the City and other property owners, to determine finite wording that could be site specific. There needs to be a method of controlling flood debris that comes off the mountain. He would like to request a series of meetings to create better wording. 11. Chairman Butler asked if golf courses and watershed development would be affected by the ordinance. Staff stated they should be addressed. Senior Engineer Steve Speer stated the reluctance has been expressed by both the Commission and City Council to allow any physical changes on the slope area of the mountain. Chairman Butler asked about the viewshed. Staff stated this is one of the issues that complicates the ordinance. 12. There being no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 13. Commissioner Kirk asked if Page 65, Item 7 allows some soil to be moved up against the hillside. Staff stated it did. Commissioner Kirk stated it was his belief this may be one of the most important decisions they make. The conditional use permit process seems to make some sense as every property is different. However, he is concerned that property owners such as Mr. Meyers are not given any amount of certainty as to what he is able to develop. He asked if the ordinance could be tightened up any further to give the property owner more definition as to what he is able to do. Staff stated no, as it is impossible to make a requirement for every possible situation. Commissioner Kirk asked if any other cities have used the conditional use permit approach. Staff stated that this ordinance is a compilation of what has been researched and received from 50 other cities. City Attorney Dawn Honeywell stated a lot of other cities use the conditional use permit process for a lot of different applications and most commercial projects. PC-5-14-98 8 Planning Commission Meeting May 12, 1998 14. Commissioner Woodard stated he shared Commissioners Kirk's concern that it is not more specific and yet he applauds staWs work. The issues raised by Ms. Criste of Terra Nova could be resolved by tightening up the ordinance even more. If the ordinance is not tightened up, it opens the City up to more difficult interpretation. It may be worth the City's efforts to hold meetings with major property owners. 15. Commissioner Tyler stated he agreed with Commissioner Kirk that this was important and he was not comfortable that it is written correctly. Based on the issues that have not been raised, he too would agree with continuing this item. 16. There being no further discussion, it was moved and seconded by Commissioners Gardner/Tyler to continue this item to June 9, 1998. 17. Chairman Butler stated he too believes this to be an important ordinance that needs to be adopted, and perhaps allowing property owners the oppommity to speak regarding this issue should be allowed. -- 18. City Attorney Dawn Honeywell stated the ordinance should be written by what the City wants and not be developer driven. 19. Commissioner Abels stated it has been known that the Planning Commission has been discussing this issue and he is disappointed that so few people have shown up to speak. 20. Commissioner Kirk stated that in providing direction to staff, he would suggest that more certainty be given to the issues raised by Ms. Criste of Terra Nova. Staff should offer some options on the key areas such as boulder fields and toe of slope. In comparison to this he would be interested in what would happen if you were to draw a line and say nothing would be allowed above the toe of slope? He would suggest staff prepare one or two hillside properties and show the impact the ordinance would have on them. Staff stated the examples would be difficult as no contours are available and it is not known what type of development would be proposed. Commissioner Kirk again stated examples staff might use. 21. Chairman Butler asked for a voice vote and the motion to continue Zoning Ordinance Amendment 97-057 and General Plan Amendment 98-056 carded unanimously. Chairman Butler recessed the meeting for break at at 9:10 p.m. and reconvened at 9:18 p.m. PC-5-14-98 9 Planning Commission Meeting -- May 12, 1998 B. Continued - Village on the Green - Environmental Assessment 97-349. Specific Plan 97-031. General Plan Amendment 97-055, Tentative Tract 28601. and Site Development Permit 97-618; a request of Catellus Residential Group and the La Quinta Redevelopment Agency for a recommendation to allow a 34.4 acre, 86 single family residential lot subdivision and 118 senior apartments with recreational amenities on 12 acres, and a reduction of private street widths from the General Plan required 36-feet to 28 and 32-feet. The project is affordable from very low through moderate income levels. 1. Chairman Butler opened the public heating and asked for the staff report. 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. 2. Chairman Butler asked if there were any questions of staff and asked staff to define a hummock. Staff stated it was a type of sand dune. 3. Mr. John O'Brien, Catellus Residential Group gave a presentation on the project. Mr. David Smith, Land Planner and Architect, for the project spoke regarding the idea of community. 4. Commissioner Kirk commended the applicant on the project and asked if the property management firrn would be providing transportation assistance until bus service was provided by Sunline. Staff stated the property management firm has stipulated in a letter to the City, they would provide this service. Community Development Director Jerry Herman stated that by the time the senior units are built, the public bus service should be available. Commissioner Kirk asked if this project would assist in meeting the City's requirement for affordable housing. Staff stated the City would still be about 1,000 units short. Commissioner Kirk asked if the City's Redevelopment Agency would be financially assisting in this project. Staff stated Catellus and the Agency were in negotiations regarding the amount of assistance the Agency would be providing. 5. Commissioner Gardner asked if staff knew when the public bus service would be provided as he believed it was essential to the completion of the senior apartments. Staff stated the project could be conditioned to have alternative transportation service provided until the public transit is available as part of the Specific Plan conditions. Commissioner Gardner asked the applicant where they had built other projects. Mr. O'Brien stated they were working in San Diego County, Orange County, San Francisco Bay area and PC-5-14-98 10 Planning Commission Meeting May 12, 1998 Los Angeles County. Commissioner Gardner asked what provisions are in place to see that the units are maintained. Mr. O'Brien stated the management firm that will be managing the senior apartments are hired for this purpose and have extensive experience in managing multi-family tax credit projects. Commissioner Gardner asked what the height of the berm/wall is for the perimeter of the project. Mr. O'Brien stated it was an eight to nine foot acoustical wall. Jefferson Street would have contoured berming to offset the impact of this wall. 6. Commissioner Abels stated he agreed with the comments that had been made so far and commended the applicant on the project. 7. Commissioner Woodard questioned the applicant as to what they interpreted zero property line to mean. Mr. Smith explained the zero lot line was only on the garage wall side. Commissioner Woodard stated the rear wall has windows facing the neighboring windows. He also commented on the five foot rear yard setback for the houses along Avenue 48 as he believed this to be unacceptable. He questioned where the play equipment was to be placed -- as it was not shown on the plans. The landscaping and setbacks for both the entrances were minimal in light of what the Commission was wanting to see at an entrance. He asked if the distance between the entrances was adequate. Senior Engineer Steve Speer explained it was. Commissioner Woodard questioned the orientation of the recreation building and pool. Mr. Smith explained that it had been rotated to better meet their design objectives. Commissioner Woodard asked if desert landscaping had not been required for the streetscape. Staff stated the City had no policy requiring the landscaping to consist of desert plants. Commissioner Woodard asked what the setback was for the house on Avenue 48. Mr. O'Brien stated the setback along 48th Avenue have some variation between five and ten feet. Commissioner Woodard asked if the applicant could provide alternative garage door designs. Mr. Smith stated to date they had not addressed any designs for the garage doors. Commissioner Woodard asked what the distance from the curb was for the single family units. Mr. O'Brien stated the idea was to bring the life back to the street. Therefore the homes were plotted with 10 foot minimum setbacks and one unit with a nine foot setback to the back of the sidewalk. 8. Commissioner Seaton stated her concern was that there was no emergency exit to the north of the project. Mr. Smith stated the problem was with the requirements for the southerly entrances. Mr. O'Brien stated they could continue to work on this. Community Development Director Jerry Herman stated the two accesses meet the Fire Department requirements. To the west is the Evacuation Channel, to the north is the City of Indio, and it is not the City's desire to have any accesses on Jefferson Street. PC-5-14-98 11 Planning Commission Meeting May 12, 1998 9. Commissioner Tyler added his complements on the project and asked who would be approving the lighting and landscaping plans. There appears to be a potential conflict regarding public utility easements that needs to be clarified. The caliper of tree sizes needs to be increased and he questioned why the channel was not required to be concreted. He was concerned about the use of wood fences. If wood was to be used, they should use a product that would hold up better in this weather. 10. Chairman Butler asked if anyone else would like to speak regarding this project. There being none, the public participation was closed and open for Commission discussion. 11. Commissioner Kirk stated his support of the project and suggested it be submitted to State and Federal agencies for an award. He liked the desert landscaping, but would not support any additional entrances into the project. The project shows that three and four bedroom homes can work from the parking standpoint and gets away from having garage doors along the streetscape. They do however, need variation on the garage doors. Smaller streets do make good sense in these types of residential developments. 12. Commissioner Gardner asked if the 20-foot light pole would meet the 'Dark Sky Ordinance. Staff stated yes, if the lights were directed downward and shielded. 13. Commissioner Abels stated he supported the project. 14. Chairman Butler stated he still agreed with having the cars off the streets. As to this project, he highly supported it and believed it would be a bonus to the City. 15. Commissioner Woodard stated it was a very well planned project, but he would have to vote no due to the homes on 48th Street being allowed to be setback so close to the street. 16. Commissioner Seaton stated she was still concerned about the emergency access, but would support the project. 17. Commissioner Tyler stated his concern was the bus service and questioned the management company that would provide van service until the public transit service was in place. He suggested the transportation service continue even after the public bus lines are started. PC-5-14-98 12 Planning Commission Meeting May 12, 1998 18. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 98- 024 recommending Certification of an Addendum to the Environmental Impact Report for Redevelopment Project Area No. 2 (SCH//88041111) for Environmental Assessment 97-349, according to the Findings set forth in the Resolution. ROLL CALL: AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler, and Chairman Butler. NOES: Commissioner Woodard. ABSENT: None. ABSTAIN: None. 19. It was moved and seconded by Commissioners Abels/Gardner to adopt Planning Commission Resolution 98-025 recommending to the City Council approval of General Plan Amendment 97-055. ROLL CALL:AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler, Woodard and Chairman Butler. NOES: None. ABSENT: None. ABSTAIN: None. 20. It was moved and seconded by Commissioners Abels/Gardner to adopt Planning Commission Resolution 98-026, recommending approval of Tentative Tract Map 28601, subject to conditions. ROLL CALL: AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler, and Chairman Butler. NOES: Commissioner Woodard. ABSENT: None. ABSTAIN: None. 21. It was moved and seconded by Commissioners Abels/Seaton to adopt Planning Commission Resolution 98-027, recommending to the City Council approval of Specific Plan 97-031, subject to conditions as recommended and added below: a. The letter dated April 22, 1998, from the property manager, Ecumenical Association for Housing, regarding the provision of transportation to surrounding services shall be included and implemented. b. The plant palette specifications for tree caliper size shall be in conformance with nursery standards for the specific tree type. c. Alternative wood fence options shall be pursued. ROLL CALL: AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler, and Chairman Butler. NOES: Woodard. ABSENT: None. ABSTAIN: None. PC-5-14-98 13 Planning Commission Meeting May 12, 1998 22. It was moved and seconded by Commissioners Abels/Gardner to adopt Planning Commission Resolution 98-028, recommending to the City Council approval of Site Development Permit 97-618, subject to conditions as added below: a. Prior to issuance of the first building permit, provide an additional garage door design for the single family residences. ROLL CALL: AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler, and Chairman Butler. NOES: Commissioner Woodard. ABSENT: None. ABSTAIN: None. C. Site Development Permit 98-622; a request of Citrus Development, LLC (Alicante on the Citrus) for compatibility approval of a new 4,084 square foot residential prototype plan. 1. Commissioner Gardner excused himself due to a possible conflict of interest pertaining to the next four public hearing items and left the dias. 2. Chairman Butler opened the public heating and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. Chairman Butler asked if there were any questions of staff. There being no questions of staff, Chairman Butler asked if anyone would like to speak regarding the project. There being no public comment, Chairman Butler closed the public participation portion of the public hearing and opened for issue for Commission discussion. 4. There being no discussion, it was moved and seconded by Commissioners Tyler/Seaton to adopt Planning Commission Resolution 98-029, approving Site Development Permit 98-622, subject to conditions. ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, Tyler, Woodard and Chairman Butler. NOES: None. ABSENT: Commissioner Gardner. ABSTAIN: None. D. Specific Plan 90-017 - Annual Review: a request of KSL Desert Resorts, Inc. for approval of a second annual review for a Master Planned Community of 880 single family houses and golf course fairways on 220 acres pursuant to Condition #7 of City Council Resolution 91-105. PC-5-14-98 14 Planning Commission Meeting May 12, 1998 1. Commissioner Woodard withdrew due to a possible conflict of interest and left the dias. 2. Chairman Butler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. Chairman Butler asked if there were any questions of staff. Commissioner Tyler suggested that future reviews be periodic. 4. There being no further questions of staff, Chairman Butler asked if anyone would like to speak regarding this project. There being no public participation, the public comment portion of the public hearing was closed and open for Commission discussion. 5. There being no discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 98-030, approving Specific Plan 90-01-Annual Review, subject to conditions. ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, Tyler, and Chairman Butler. NOES: None. ABSENT: Commissioners Gardner and Woodard. ABSTAIN: None. E. Tentative Tract 28522; a request of KSL Land Corporation-The Woodard Group for a recommendation of approval for a subdivision of 14.46 acres into 18 estate single family and other common or street lots within the boundaries of Specific Plan 83- 002, Amendment #3 and Specific Plan 90-017. 1. Chairman Butler opened the public hearing and asked for the staff report. 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. 2. Chairman Butler asked if there were any questions of staff and asked if the street circulation was different. Mr. Chevis Hosea, representing the applicant, stated this was a new design that is anticipated to be an experience to drive down the streets. 3. Commissioner Tyler asked when the Planning Commission would review each of the houses. Staff stated it is unknown at this time. PC-5-14-98 15 Planning Commission Meeting May 12, 1998 4. There being no further public comment, Chairman Butler closed the public participation portion of the hearing and opened it for Commission discussion. 5. There being no discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 98-031, recommending to the City Council approval of Tentative Tract 28522, subject to conditions. a. Prior to final map approval for Tract 28522, Parcel Map 28803 shall be recorded. If not approved, Tentative Tract Map 28522 shall be null and void. ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, and Chairman Butler. NOES: None. ABSENT: Commissioners Gardner and Woodard. ABSTAIN: None. Commissioner Woodard rejoined the Commission. F. Site Development Permit 98-620 and Environmental Assessment 98-356; a request of KSL Desert Resorts, Inc. for approval to add a golf maintenance building and other miscellaneous facilities to the existing Citrus Country Club maintenance facility located at the northeast comer of Calle Rondo and Avenida Nuestra. 1. Chairman Butler opened the public heating and asked for the staff report. 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. Chairman Butler asked if there were any questions of staff. Commissioner Woodard asked if there was a reason for the building to be so high. Staff stated that in order to accommodate the necessary equipment the height was needed. 3. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 4. There being no discussion, it was moved and seconded by Commissioners Kirk/Abels to adopt Planning Commission Resolution 98-032, approving a Negative Declaration of Environmental Impact for Environmental Assessment 98-356 for Site Development Permit 98-620. ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, Tyler, Woodard and Chairman Butler. NOES: None. ABSENT: Commissioner Gardner. ABSTAIN: None. PC-5-14-98 16 Planning Commission Meeting May 12, 1998 5. It was moved and seconded by Commissioners Abels/Seaton to adopt Planning Commission Resolution 98-033, approving Site Development Permit 98-620, subject to conditions. ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, Tyler, Woodard and Chairman Butler: NOES: None. ABSENT: Commissioner Gardner. ABSTAIN: None. VI. BUSINESS ITEMS' None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONERS ITEMS. A. Commissioner Tyler gave a report of the Council meeting of May 5, 1998. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Tyler to adjoum this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held on May 26, 1998, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 10:49 P.M. on May 12, 1998. PC-5-14-98 17