PCMIN 02 09 1999 MINUTES
PLANNING COMMISSION MEETING
regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
February 9, 1999 7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00 P.M. by
Chairman Tyler who asked Commissioner Abels to lead the flag salute.
B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler, Kirk,
Robbins, and Chairman Tyler.
C. Staffpresent: City Attorney Dawn Honeywell, Planning Manager Christine di Iorio,
Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary
Betty Sawyer.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT ITEMS:
A. Chairman Tyler asked if there were any corrections to the Minutes of January 12,
1999. Commissioner Robbins asked for clarification on Page 11 relative to
Condition # 18 of Site Development Permit 98-640. Planning Manager Christine di
Iofio stated the condition would be rewritten to be more specific regarding the curb
cuts. Chairman Tyler asked that Page 7, Item 21 be amended to read:
"Commissioner Abels suggested Condition 23.A. be changed..."; also Page 10, Item
16 be deleted. There being no further corrections, it was moved and seconded by
Commissioners Abels/Robbins to approve the Minutes of January 12, 1999, as
amended.
B. Chairman Tyler asked if there were any corrections to the Minutes of January 26,
1999. Chairman Tyler asked that minutes be corrected on Page 9, Item 8 by deleting
everything after the second sentence and adding the following: "Chairman Tyler
expressed concerns about meeting the General Plan Circulation Element
requirements for Major Arterials. Washington Street is a Major Arterial. In
particular, that section of Washington Street that is in front of the proposed project
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is currently one of the most heavily traveled streets in La Quinta. The situation will
become worse when the Southwest Community Church campus at Washington Street
and Fred Waring Drive and the new tennis venue at the comer of Miles Avenue and
Washington Street are completed. Plans for improving Washington Street to six
lanes from Fred Waxing Drive north to Country Club Drive by the end of 1999, will
exacerbate the situation. Table CIR-2 of the General Plan requires that property
adjacent to a Major Arterial shall have "full access by a signalized intersection only;
avoid right in/right out driveways where possible." Since there is no intersection
adjacent to this project, that type of access is not possible. Chairman Tyler stated he
had concerns about approving two fight in/right out driveways, when the General
Plan requires that this type of access be avoided where possible."; Page 9, Item 10
insert the words "one of" between "of' and "the" and in fifth line "many" to "few".
Page 12, Item 13 change it to read, "...why are the pad elevations along the north
boundary so..."; Page 13, Item 16, add a Condition 16.d. "Street Lot "B" shall be
named Verbena Drive. There being no further corrections, it was moved and
seconded by Commissioners Abels/Kirk to approve the Minutes of January 26, 1999,
as amended.
C. Department Report: None.
VI. PUBLIC HEARINGS:
A. Tentative Tract Map 29122, Site Development Permit 99-643; a request of MSG
Enterprises, Inc. for a recommendation of approval to the City Council of a
subdivision of 1.77 acres into 9 single family residential lots and compatibility
review of three new prototype residential units ranging in size form 2,294 to 2,353
square feet located on the east side of Laurel Valley, north of Southern Hills abutting
the existing Jack Nicklaus Tournament Golf Corse, in PGA West.
1. Chairman Tyler 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. There being no questions of staff, Chairman Tyler asked if the applicant
would like to address the Commission. Mr. Larry Green, representing MSG
Enterprises, Inc., stated he had no questions.
3. Commissioner Butler asked if the applicant had submitted an alternative
elevation as requested by the ALRC. Staff stated the applicant needs only to
submit it for staff approval. It was not added to the plans that were before the
Commission.
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4. Chairman Tyler asked if there was any other public participation. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
5. There being no discussion, it was moved and seconded by Commissioners
Butler/Kirk to adopt Planning Commission Resolution 99-014 recommending
to the City Council approval of Tentative Tract Map 29122, subject to the
Conditions of Approval as recommended.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
6. It was moved and seconded by Commissioner Butler/Robbins to adopt
Planning Commission Resolution 99-015 recommending to the City Council
approval of Site Development Permit 99-643, subject to the Conditions of
Approval as submitted.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
B. Tentative Tract Map 29121; a request MSG Enterprises, Inc. for a recommendation
of approval to the City Council of a 2.98 acre subdivision imo 17 single family
residential units located on Winged Foot, north of Southern Hills, west of Madison
Street in PGA West.
1. Chairman Tyler 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 Tyler asked if there were any questions of staff. There being none,
Chairman Tyler asked that if this tract was within the Coachella Valley
Unified School District. Staff stated it was. Chairman Tyler asked that a
notation be added to Condition #50 that this model complex will also serve
the developments for Tentative Tract Map 29122 and 29125.
3. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Green stated he had no
__ further questions.
4. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
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5. There being no further discussion, it was moved and seconded by
Commissioners Butler/Abels to adopt Planning Commission Resolution 99-
016 approving Tentative Tract Map 29121, subject to the conditions as
modified.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
C. Tentative Tract 29125; a request of MSG Enterprises, Inc. for a recommendation of
approval to the City Council of a 1.82 acre subdivision into ten single family
residential units located on Riviera Way, east of Shoal Creek, south of 54th Avenue
in PGA West.
1. Chairman Tyler opened the public heating and asked for the staff report
Planing 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. There being no questions of staff, Chairman Tyler asked if the applicant
would like to address the Commission. Mr. Green stated he had no further
questions.
3. Chairman Tyler asked the applicant what would be happening to Lot 10. Mr.
Green stated they intended to build one of the prototype homes on this lot
because the cul-de-sac design created an irregular size lot. Chairman Tyler
stated there was mention of maintenance of the lot as it was open green space.
Mr. Green stated it was a buildable lot, but there is a landscape median
between the street and the perimeter wall which they will be landscaping and
maintained by the Homeowners' Association on the east side. Staff stated
this was covered under Condition #9. Discussion followed regarding the lot.
4. Commissioner Kirk asked about Condition #7 regarding the designation of
Laurel Drive being changed from a private street to a private drive and what
is the difference. Senior Engineer Steve Speer stated a "street" has more of
a public use. Even though it is a private street and all the streets in PGA
West are private street, they have a generalized public use for the residents
that live there.
5. Chairman Tyler asked how the streets would be maintained as stated in the
same condition. Senior Engineer Steve Speer stated that if the City is unable
to get them into the PGA West Homeowners' Association, they will have to
create some kind of an acceptable homeowners' association to maintain the
street. Staff does not anticipate any problem incorporating this street into the
existing HOA.
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6. Commissioner Robbins asked if there was any way the HOA could not take
this. Senior Engineer Steve Speer stated it is his understanding that this was
subdivided before and the common area lots are expected to be taken over by
the HOA even though the land is now a third party owner/developer. There
is a condominium map on file with the City that shows the land is divided
into large lots, but it does not show the footprints of individual
condominiums.
7. Chairman Tyler asked about the temporary fencing along Avenue 54 being
replaced. Senior Engineer Steve Speer stated this is part of the "catch up"
process on the off-site improvements. The condition is written so the
applicant will receive credit towards their overall obligation which is yet to
be determined. Until KSL produces the information staff needs regarding the
total cost of off-site improvements, how much undevelopable land is owned
by KSL and how much is owned by third parties. With those three numbers,
staff can calculate what this particular applicant's burden would be.
8. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, Chairman Tyler closed this portion of the public heating and
opened the hearing to Commission discussion.
9. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
99-017 recommending to the City Council approval of Tentative Tract 29125,
subject to the Conditions of Approval as submitted.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES; None. ABSENT: None. ABSTAIN None.
D. Site Development Permit 99-644; a request of Sheffield Homes, LLC for approval
of three new prototype residential units ranging in size from 2,704 to 3,102 square
feet.
1. Chairman Tyler opened the public hearing and asked for the staff report
Principal Planner Start Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department. Staff noted an additional condition they were recommending:
"The partial wall between the retreat and master bedroom in Plan 2 shall be
removed to create one bedroom."
2. Chairman Tyler asked if there were any questions of staff. Commissioner
Kirk asked staff to explain what the Architectural and Landscaping Review
Committee (ALRC) was asking for in regard to the massing of the stone and
what is staff's impression of making this work. Planning Manager Christine
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di Iorio stated the ALRC wanted the stone to be used as a wainscot, sills of
lintels only which is typical of some of the Spanish styles. There is some
interpretation that allows for this type of stone detail.
3. Chairman Tyler asked if any consideration had been given to using the tile
that was not flat or rounded. Staff stated it is a possibility as long as it was
not completely flat. The applicant will submitted the tile to the HOA for
approval as well as staff.
4. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Jose Torres, Sheffield
Homes, stated he had read all the conditions and agrees with most of them.
With regard to the Elevation B, the HOA did not deny or approve the plan,
but they did not like the flat tile. They preferred the stone so they were
making the changes. In regard to the condition concerning the partial wall
between the retreat room, he asked if the room did not have access to the hall
is it still considered a fourth bedroom which requires a three car garage.
Planning Manager Christine di Iorio stated this room is considered a
bedroom.
5. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, Chairman Tyler closed this portion of the public heating and
opened the hearing to Commission discussion.
6. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
99-018 approving Site Development Permit 98-644, subject to the Conditions
of Approval as amended. Chairman Tyler asked if there were any questions.
7. Commissioner Kirk stated that in his opinion this retreat room is not amiable
to being turned into a bedroom in that particular location. He would
recommend allowing the developer create a partial wall between the retreat
and master bedroom. Commissioners Butler and Robbins agreed with
Commissioner Kirk that this could not be a bedroom and they would leave
it as it is proposed. It was the consensus of the Commission that the
condition not be imposed.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES; None. ABSENT: None. ABSTAIN None.
VI. BUSINESS ITEMS: None.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
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VIII. COMMISSIONER ITEMS
A. Chairman Tyler gave a report on the City Council meeting of February 2, 1999.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Abels/Robbins to
adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning
Commission to be held February 23, 1999, at 7:00 p.m. This meeting of the Planning Commission
was adjourned at 7:34 P.M. on February 9, 1999.
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