PCMIN 07 13 1999 MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Call¢ Tampico, La Quinta, CA
July 13, 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 lead the flag salute.
B. Chairman Tyler requested the roll call. Present: Commissioners Jacques Abels,
Richard Butler, Tom Kirk, Steve Robbins, and Chairman Robert Tyler. Chairman
Tyler informed everyone of the reappointment of Commissioners Butler and Robbins
by the City Council.
C. Election of Chair: It was moved and seconded by Commissioners Butler/Abels to
nominate' Tom Kirk. There being no further nominations, Tom Kirk was elected.
Chair.
D. Election of Vice Chair. It was moved and seconded by Commissioners Abels/Kirk
to nominate Steve Robbins. There being no further nominations, Steve Robbins was
elected Vice Chair.
E. Chairman Kirk thanked Commissioner Tyler for his leadership for the last year.
E. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planing Manager Christine di Iorio, Senior 'Engineer Steve Speer,
Principal Planners Fred Baker and Start Sawa, and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Kirk asked if there were any corrections to the Minutes of June 22, 1999.
Commissioner Abels moved to continue the Minutes to July 27, 1999, as they were
incomplete Unanimously approved.
B. Department Report: None.
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V. PUBLIC HEARINGS:
Chairman Kirk opened the Public Hearings and asked if there was any objection to combining Public
Hearings "A" and "B" and Public Hearings "C" "D" and "E". There being no objection, he asked for
the staff report for Items "A" and "B".
A. Tentative Tract Map 29283; a request of T. D. Desert Development for a
recommendation of approval to subdivide 23 acres into 59 residential and other
common lots located at the northwest comer of 50t~ Avenue and Orchard Lane
(extended) within Rancho La Quinta.
B. Tentative Tract 29306; a request ofT. D. Desert Development for a recommendation
of approval to subdivide 26.4 acres into 75 residential and other common lots for the
property located on the south side of 48th Avenue and east of Dune Palms Road
within Rancho La Quinta Country Club.
1. Planning Manager Christine di Iorio presented the information contained in
the staff reports, copies of which are on file in the Community Development
Department.
2. There being no further questions of staff, Chairman Kirk asked if the
applicant would like to address the Commission. Mr. Grady Sparks stated he
was available to answer any questions.
3. There being no questions of the applicant, Chairman Kirk asked if anyone
else would like to address the Commission on this project.
4. There being no further discussion, Chairman Kirk closed the public
participation of the hearing and opened the issue for Commission discussion.
5. Commissioner Robbins asked that Condition #33 and #36 on Item B be
corrected.
6. Commissioner Tyler questioned Condition #8.C. on Tentative Tract 29283
concerning street widths. Senior Engineer Steve Speer clarified that Lot "B"
in Condition #8.C. is a single loaded street and the applicant is requesting a
33-£oot wide street whereas the other street is 36-feet wide with parking on
both sides. Staff has written the condition to allow them to reduce the street
width to 29 feet if parking is eliminated.
7. Commissioner Tyler asked that Condition #44 for Tentative Tract 29306 be
deleted.
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8. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Planning Commission Resolution 99-
051 recommending to the City Council approval of Tentative Tract Map
29283 subject to the Findings and Conditions of Approval as modified.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman
Kirk. NOES: None. ABSENT: None. ABSTAIN: None.
9. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Planning Commission Resolution 99-
052 recommending approval of Tentative Tract Map 29306, as modified:
a. Condition #44 deleted.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman
Kirk. NOES: None. ABSENT: None. ABSTAIN: None.
Chairman Kirk asked for the staff report for Items "C", "D", and "E".
C. Tentative Tract 29347; a request of KSL Land Corporation for recommendation for
approval to subdivide 60+ acres into 39 single family lots, a golf course lot and
miscellaneous lots located on the west side of Monroe Street, north of Airport
Boulevard, within the Norman G01f Course at PGA West.
D. Tentative Tract 29348; a request of KSL Land Corporation for recommendation for
approval to subdivide 19,3+ acres into 58 single family lots, located on the north side
of Airport Boulevard, midway between Madison Street and Monroe Street within the
Norman Golf Course at PGA West.
E. Tentative Tract 29349; a request of KSL Land Corporation for recommendation for
approval to subdivide 32+ acres into 92 single family lots, a golf course lot and
miscellaneous lots located on the north side of Airport Boulevard, east of Madison
Street within the Norman Golf Course at PGA West.
1. Principal Planner Stan Sawa presented the information contained in the staff
reports, copies of which are on file in the Community Development
Department.
2. Chairman Kirk asked if there were any questions of staff. Commissioner
-- Robbins asked staff to explain a State Approved Golf Cart Plan.
Commissioner Butler ~asked staff to explain where the runnel would be
constructed. Senior Engineer Steve Speer stated that if the City wanted to
pursue golf cart lanes and crossing on City streets similar to what has been
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done in the City of Palm Desert, the City would have to undertake
preparation of a State Approved Golf Cart Plan. There would need to be a
number of public meetings to decide what the City wants and believes is
appropriate. Following this process the plan is sent to the State for their
review and at that time the California Highway Patrol would become
involved. After it has been approved by the State, street striping can begin.
Without this type of plan, a golf cart cannot cross a street that has a speed
limit of 45 mph or greater. In regard to the location of the tunnel it could be
put across from Lot 27. The applicant has indicated the cost may be as much
as three quarters of a million dollars.
3. Commissioner Robbins asked how golf cart travel could be allowed on
Westward Ho at Jefferson Street. Staff stated that Jefferson Street presently
has a 35 mph speed limit. With the street widening, the City will be enacting
some plans to accommodate this access. If the speed limit is posted for more
than 45 mph they would not be able to have golf cart crossing without a State
approved plan.
4. Commissioner Abels asked when the golf cart crossing at Westward Ho and
Jefferson Street will be addressed during the Jefferson Street widening. Staff
stated it would not be considered until Phase 2 or 3.
5. Commissioner Robbins asked what the speed limit currently was on Madison
Street. Staff stated it was probably 50 mph or more. By the time Madison
Street is built out to its ultimate condition as an Arterial Street with a raised
median, speeds will not be under 50 mph.
6. Commissioner Butler asked that in comparing costs for both forms, the tunnel
and a State Approved Golf Cart Plan, does one balance out the other by the
time you have to acquire land and make street improvements? Staff stated
that on this street there are a couple of options. Currently, there is an
equestrian path required along the east side of Madison Street and the need
is diminishing. Therefore, this area could be used or it could be a shared
path. The street is wide enough for parking lanes and the City could stripe
a bike and golf car lane.
7. Commissioner Butler stated that at some point they will have to cross
Madison Street. Staff noted it would be a signalized intersection. KSL has
been proposing to put an access gate through the wall at Airport Boulevard
and that is where the golf carts would cross.
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8. Community Development Director Jerry Herman stated the Norman Course
is not a part of PGA West. It is a separate specific plan and this condition
only applies to this development unless the applicant wishes to combine the
two specific plans. The condition is written to allow some options to KSL
regarding access between the two courses. A golf cart plan is subject to staff
review and approval. It the City Council determines not to prepare such a
plan, then the only other option to KSL is to construct a runnel. Public safety
and not cost, is the concern of the City. If the applicant wants either option,
it is at their cost to develop it.
9. Commissioner Butler stated his concern is that they are approving a plan that
could be a safety concern. Staff stated it is a concern that has to be addressed
by the applicant if they wish to connect the two courses.
10. Chairman Kirk noted staff had stated this will not cause a serious health
concern. Senior Engineer Steve Speer stated that in the staff report, there is
a finding for public health which presumes compliance with State law. The
exception to meeting this finding is the Vehicle Code as there are safe ways
of doing it. Community Development Director Jerry Herman stated that in
other words the Planning Commission cannot grant an at grade crossing to
this developer to connect the two projects. A condition can be added to allow
them flexibility to achieve this if they desire to do so.
11. Commissioner Tyler stated his concerns about the crossings and he believes
people will go back and forth between the two courses. It is up to the
Commission to recognize this and provide solutions. Condition #41 does not
give the applicant any options. He asked if a bridge was possible. It would
eliminate several of the cost factors. The applicant needs to be given
direction as to what he can do, runnel or bridge. Staff stated the
recommended condition was worded so that if a State Approved Golf Cart
Plan is not approved, the only option to the applicant is to construct a tunnel.
12. There being no further questions of staff, Chairman Kirk asked if the
applicant would like to address the Commission. Mr. Chevis Hosea,
representing KSL Land Corporation, stated they were planning to develop a
State Approved Golf Cart Plan as there is a need for such a plan as you
cannot now cross the street with a golf cart. They would like to have access
to this course from PGA West, but do not want to go to the cost of
constructing a bridge or runnel. A bridge is not really an option because
--
more ground would be needed as well as earthquake issues and Caltrans
requirements make is cost prohibitive.
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13. Commissioner Tyler asked about the Caltrans requirement. Mr. Hosea stated
that by the time you ramp up to meet their height clearance the bridge would
be very long.
14. Commissioner Butler stated his concern about golf carts crossing Madison
Street. His concern is that a crossing and/or State approved plan is setting a
precedent for the development in that area. Mr. Hosea Stated it would be an
unfair burden to impose a requirement on them to provide a runnel for access.
They would agree to continue working with the City to obtain a surface
crossing.
15. Commissioner Tyler asked about the golf cart crossing on Park Avenue. Mr.
Hosea stated there have been no safety issues that he is aware of and it is
highly used. Commissioner Tyler stated the speed limit at this location is
only 30-35 mph. He asked if the applicant would agree with the condition
requiring a runnel or State approved plan. Mr. Hosea stated he had no
objection to the State approved plan.
16. Commissioner Butler asked if he knew what the cost difference would be
between having a State approved plan which could include the taking of land -
and street improvements, versus constructing a runnel. Mr. Hosea stated the
last time they priced the cost of constructing a runnel it was about $700,000.
Street crossing estimates were approximately $100,000.
17. Commissioner Tyler stated a State plan is not unique to the KSL area, but is
a City-wide concern. Mr. Hosea stated this is a semi-private course, so a lot
of the use will be hotel guests, etc., who would be driving to the course.
18. Commissioner Robbins asked if the homeowners of this course would be
members of PGA West. Mr. Hosea stated it is a potential, they are not
required to buy, but must own property to buy amenities.
19. Chairman Kirk asked staff if a State approved plan could be prepared for one
section of the City with a developers participation. Senior Engineer Steve
Speer stated there was no requirement to do a City-wide plan, but only if the
Council decided to do so.
20. There being no further questions of the applicant, Chairman Kirk asked if
anyone else would like to speak on this issue. Mr. Dan Shepardson, 54-839
Shoal Creek, member of the PGA West Masters Association, stated he
disagreed with the applicant's cost estimates for the cost of constructing a
tunnel. They had a estimate of only $200,000. A member should not have to
get into their car or cross a busy street to play golf. The prior developer had
three tunnels built into the original plans.
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21. Ms. Kelly MacGalliard, representing PGA West Residential Homeowners'
Association Res #1, stated their membership consisted of 1299 homeowners
who had all voted in favor of the runnel as they believed it will be the safest
route for them to utilize.
22. There being no further questions of the applicant, Chairman Kirk closed the
public participation portion of the hearing and opened it to Commission
discussion.
23. Commissioner Abels stated he was in favor of the runnel and he believed it
should be required.
24. Commissioner Robbins stated he too agreed. A lot of golf courses can create
a lot of surface traffic and safety is the concern.
25. Commissioner Butler stated he too supports the runnel in light of the safety
factor and number of people in that area.
26. Commissioner Tyler stated he had mixed emotions and wished the State
Approved Golf Cart Plan were in place. The altemative is to have a plan that
the developer can accomplish.
27. Chairman Kirk asked staff if they knew the cost of constructing a runnel.
'Staff stated they did not have any research available on tunnel costs. There
is however, a runnel under construction on Miles Avenue, in the County, for
the new tennis complex and it is a sizeable undertaking and it will be
expensive: A runnel on Madison Street would be expensive as they would
not be able to divert traffic to construct it which would make it more
expensive.
28. Commissioner Tyler suggested the following wording for Condition #41:
"The applicant shall provide a suitable runnel under Madison Street to
accommodate golf cart transportation between Tentative Tract 29347, 29348,
and 29349, The Greg Norman Course development, and the existing PGA
West campus on the west side of Madison Street.
29. City Attorney Dawn Honeywell stated the City does not have a provision to
require a condition to cross from one tract map to another. If a runnel is. what
the Commission wants to act as the joint access from one tract to another, the
existing condition could be used with the deletion of the words: "State
Approved Golf Cart Plan."
30. Community Development Director Jerry Herman stated this is a specific plan
and PGA West is its own specific plan and there is no nexus between them.
It is a private decision whether the two will have access to each other and not
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mandatory from the City's standpoint. It then becomes an issue that if they
want to provide an access, then they must construct a tunnel. If they do not
want access, the access becomes via vehicles. It is a private decision of the
developer of the golf course.
31. Commissioner Robbins asked if using Airport Boulevard would make a
difference. Senior Engineer Steve Speer stated Airport Boulevard will have
the same requirements due to the speed limit.
32. Chairman Kirk asked if there was any example for off-site improvements
which are done elsewhere. City Attorney Dawn Honeywell stated the City
does not have a development standard that requires tunnels for golf courses.
33. There being no further discussion, it was moved and seconded by
Commissioners Butler/Tyler to adopt Planning Commission Resolution 99-
053 recommending approval of Tentative Tract Map 29347, as modified:
a. Condition #: 41: Add, "Under Madison Street and/or Airport
Boulevard" and delete "State Approved Golf Cart Plan."
34. Commissioner Robbins stated that if this condition is approved as written and
later a State approved plan is adopted that allows golf carts on Madison Street
or Airport Boulevard, the City would not be able to prohibit the residents
from using the golf cart path on these streets. Staff stated that was correct.
35. City Attorney Dawn Honeywell stated the purpose of writing the condition
in this manner is to point out to the developer the options available to him.
36. Commissioner Butler stated that even with a golf cart plan, the area would
still be unsafe due to the amount of traffic in this rural area. Community
Development Director Jerry Herman suggested adding to the condition:
"West of Madison Street or south of Airport Boulevard ..... Under Madison
Street or Airport Boulevard ....... "
37. It was moved and seconded by Commissioners Abels/Robbins to adopt
Planning Commission Resolution 99-053 recommending approval of
Tentative Tract 29347 with deletion of the word "golf" and the addition of
"Airport Boulevard" as an alternative street, and add "City directed State
Approved Golf Cart Plan."
38. Commissioner Butler stated he did not want a golf cart plan. The applicant
has mentioned he is going to use the equestrian trails for the golf cart path.
In his opinion the runnel is.still the safest.
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39. Commissioner Tyler stated he has been following these golf cart plans and
they have been highly successful.
40. Chairman Kirk asked legal counsel if they should vote on the second motion
first and if approved the first motion is void. He restated the condition:
a. Condition #41: "If a golf cart access is desired between the homes in
this tract and the facilities within the PGA West campus west of
Madison Street or south across Airport Boulevard, the access route
shall be either a runnel under Madison Street or Airport Boulevard,
or a City directed State Approved Golf Cart Plan."
ROLL CALL: AYES: Commissioners Abels, Tyler and Chairman Kirk. NOES:
Commissioner Butler, Robbins ABSENT: None. ABSTAIN: None.
41. There being no further discussion, it was moved and seConded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
99-054 recommending approval of Tentative Tract Map 29348, as modified:
a. Condition g41: "If a golf cart access is desired between the homes in
this tract and the facilities within the PGA West campus west of
Madison Street or south across Airport Boulevard, the access route
shall be either a tunnel under Madison Street or Airport Boulevard,
or a City directed State Approved Golf Cart Plan."
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman
Kirk. NOES: None. ABSENT: None. ABSTAIN: None.
42. There being no further discussion, it was moved and seconded 'by
Commissioners Robbins/Abels to adopt Planning Commission Resolution
99-055 recommending approval of Tentative Tract Map 29349, as modified:
a. Condition #41: "If a golf cart access is desired between the homes in
this tract and the facilities within the PGA West campus west of
Madison Street or south across Airport Boulevard, the access route
shall be either a tunnel under Madison Street or Airport Boulevard,
or a City directed State Approved Golf Cart Plan."
43. Commissioner Tyler asked if the applicant was required to build equestrian
trails as part of the tract. Staff stated they are required to build the trail.
ROLL CALL: AYES: Commissioners Abels, Tyler and Chairman Kirk. NOES:
Commissioners Butler and Robbins. ABSENT: None. ABSTAIN:
None.
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VI. BUSINESS ITEMS:
A. Continued - Sign Application 99-466; a request of Airtouch Communications for
approval of a deviation to an approved sign program to permit corporate signs for a
new business located at 78-742 Highway 111 within the One Eleven La Quinta
Shopping Center.
1. Chairman Kirk 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 Kirk asked if the applicant
would like to address the Commission.
3. Commissioner Abels asked why staff was recommending the letters on the
sign be so close together. City Attorney Dawn Honeywell stated that staff
had requested the applicant supply information regarding their registered
trademark and why they were requesting the different sign. Based on that
information, staff is recommending they be required to match what they
supplied as their trademark.
4. Chairman Kirk questioned whether the material received was in fact their
corporate design. City Attorney Dawn Honeywell stated staff had not
researched it separate from what they submit[ed as their trademark.
5. Commissioner Abels stated that in their letter to the City, they state it is their
registered trademark. Chairman Kirk stated it appears to be design
guidelines.
6. Mr. Joe Richards, representing Airtouch, stated there is documentation that
the copy is their corporate guidelines and several are on file as trademarks.
They did however, agree with staff's recommendations. He went on to
explain how the design had been arrived at. He noted two inconsistencies
with staff's report: the acrylic faces are not opaque, they are illuminated and
the returns are matte black based on staff's prior recommendation.
7. There being no further discussion, it was moved and seconded by
Commissioners Butler/Abels to adopt Minute Motion 99-013, approving Sign
Application 99-466, as recommended. Unanimously approved.
B. Sign Application 99-468; a request of Imperial Sign Company for Dyson & Dyson
for approval of a business identification sign for the property located at 50-981
Washington Street, within the La Quinta Village Shopping Center.
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1. Chairman Kirk 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 Kirk asked if there were any questions of staff. Commissioner
Butler asked if the applicant could be required to paint over the word
"restaurant" from the building. Staff stated it was a part of the Conditions of
Approval.
3. There being no further queStions of staff, Chairman Kirk asked if the
applicant would like to address the Commission.
4. There being no questions of the applicant, Chairman Kirk asked if the
Commissioners had any comments.
5. There being no discussion, it was moved and seconded by Commissioners
Butler/Abels to adopt Minute Motion 99-014 approving Sign Application 99-
468, as amended. Unanimously approved.
a. Condition #1: The area where the previous tenant's sign was installed
shall be painted and holes filled prior to issuance of a sign permit.
C. Site Development Permit 99-640; a request of Century-Crowell Communities for
approval of architectural plans for two new and one revised prototype residential unit
for the project located on the west side of Adams Street, north of the extension of
Westward Ho Drive within Tract 23997-7 through 10.
1. Commissioner Butler withdrew due to a possible conflict of interest and
withdrew from the dias.
2. Chairman Kirk 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 Kirk asked if there were any questions of staff and then asked
about the deletion of the home office, from the plan. Staff stated it was to be
eliminated as its use WOuld require a three car garage.
4. There being no further questions of staff, Chairman Kirk asked if the
applicant would like to address the Commission.
5. There being no questions of the applicant, Chairman Kirk asked if the
Commissioners had any comments.
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6. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Minute Motion 99-015 approving
Site Development Permit 98-640, as recommended/amended.
7. Commissioner Tyler voiced his objection to the same flat ridge line as what
is existing there now. He asked that Century-Crowell develop some
imagination in their architecture.
8. Commissioner Robbins stated that every time a Century-Crowell home is
before the Commission, there is usually a problem with the number of
bedrooms and/or garages. Centu~. -Crowell needs to look at the City's
ordinances and do their homework.
9. The motion was unanimously approved with Commissioner Butler being
absent.
Commissioner Butler rejoined the Commission.
B. Master Design Guidelines 99-006; a request of Mumbil, Inc. for approval of Master
Design Guidelines.
1. Chairman Kirk 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. Commissioner Tyler stated his objection to Plan lB and asked to hear from
the developer concerning it.
3. There being no further questions of staff, Chairman Kirk asked if anyone else
would like to speak. Mr. Bill Howard, representing Mumbil, stated Plan 1B
was unique. It is the same floor plan as Plan 1 A, but customized. Staff' stated
the one design could be deleted.
4. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Abels to adopt Minute Motion 99-016 approving
Master Design Guidelines 99-006, subject to the Findings and Conditions of
Approval as submitted with the deletion of Plan lB. Unanimously approved.
E. Street Vacation 99-038; a request of Mr. D. McHattie for determination of General
Plan consistency for portions of Avenida Alvarado at Avenida Montezuma.
1. Chairman Kirk asked for the staff report. Senior Engineer Steve Speer
presented the information contained in the staff report, a copy of which is on
file in the Community Development Department.
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2. Chairman Kirk asked if there were any questions of staff. There being no
questions of staff, Chairman Kirk asked if anyone else would like to speak
regarding this subject. There being none, Chairman Kirk asked for
Commission discussion.
3. Commissioner Robbins asked how close the City was to completing the street
vacations. Staff stated there were probably 20-25 still remaining. If the
homeowners are not willing to wait for the City, staff will bring them forward
individually. Commissioner Robbins asked if there was a program to move
all the street vacations forward at one time. Staff stated there was no money
in the budget to do this.
4. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Abels to adopt Minute Motion 99-017, finding that the
vacation of this portion of Avenida Alvarado right of way is consistent with
the adopted Circulation Element of the General Plan.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS:
A. Commissioner Tyler gave a report on the City Council meetings of June 29th and July
6, 1999.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Butler/Abels to
adjourn this regular meeting of the Planning Cormnission to the next regular meeting of the Planning
Commission to be held July 27, 1999, at 7:00 p.m. This meeting of the Planning Commission was
adjourned at 8:37 P.M. on July 13, 1999.
Respectfully submitted,
,
xecutive Secretary
'City of~a Quinta, Califomia
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