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2000 03 14 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampi¢o, La Quinta, CA March 14, 2000 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 Kirk who asked Commissioner Butler to lead the flag salute. B. Present' Commissioners Jacques Abels, Richard Butler, Steve Robbins, Robert Tyler, and Chairman Tom Kirk. C. · Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, Associate Planner __ Leslie Mouriquand, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA' A. It was moved and seconded by Commissioners Abels/Tyler to reorganize the agenda to take Business Item A first. Unanimously approved. IV. CONSENT ITEMS' A. Chairman Kirk asked if there were any corrections .to the Minutes of February 22, 2000. There being no further changes, it was moved and seconded by Commissioners Tyler/Butler to approve the minutes as presented. Unanimously approved. B. Department Report: None. V. BUSINESS ITEMS: A. Temporary Use Permit 2000-244 and Minor Use Permit 7000-195; a request of Chris Clarke for the Auto Centre at La Quinta for approval to hold a Grand Opening Celebration on March 24-26, 2000 within the Auto Centre at La Quinta, on and south of Auto Centre Drive, between Auto Centre Way South and La Quinta Drive. G :\WPDOCSLPC3-14-20.wpd 1 Planning Commission Meeting March 14, 2000 1. Chairman Kirk asked f°r 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. Staff noted corrections in the staff report and conditions: Condition #18 modified to read "Commercial food and beverage vendors that are not selling prepacked food items, shall obtain a permit from the Riverside County Health Department and all commercial vendors will be required to obtain a City business license." Condition #19 modified to delete the last part of the sentence, "Prior to the opening, the applicant would be required to pay a license fee of $780." 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked if this is the same event the Chamber of Commerce has been working on. Staff stated it was. Commissioner Tyler stated he objected to the search lights, but they are allowed per the City's Zoning Ordinance and in light of the Tennis Stadium lights, these are minimal. He further noted the nonstandard signs in the back of pickup trucks parking along the curb for one of the auto dealers. 3. Chairman Kirk asked if the applicant would like to address the Commission. Ms. Christine Clarke, Stamko Development, stated this was the grand opening for the Auto Mall and she has been working with staff and the Chamber to hold this event. She went on to explain the event. 4. Chairman Kirk asked if the anyone would like to speak regarding this project. There being no public comment, Chairman Kirk closed the public participation and opened the issue for Commission discussion. 5. There being no discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 2000-005, approving Temporary Use Permit 2000-244, subject to the attached Findings and Conditions of Approval, with the modifications to Conditions #18 and #19. a. Condition #18: Add, "Commercial food and beverage vendors that are not selling prepacked food items, shall obtain a permit from the Riverside County Health Department and all commercial vendors will be required to obtain a City business license." G:\WPDOCS\PC3-14-20.wpd 2 Planning Commission Meeting March 14, 2000 b. Condition #19: Delete the last part of the sentence: "Prior to the opening, the applicant would be required to pay a license fee of $780." Unanimously approved. 6. It was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 2000-006, approving Minor Use Permit 2000-195, subject to the Findings and Conditions of Approval as amended. a. Condition #18: Add, "Commercial food and beverage vendors that are not selling prepacked food items, shall obtain a permit from the Riverside County Health Department and all commercial vendors will be required to obtain a City business license." b. Condition #19: Delete the last part of the sentence: "Prior to the opening, the applicant would be required to pay a license fee of $780." Unanimously approved. VI. PUBLIC HEARINGS: A. Site Development Permit 2000-667; a request of M & H Realty Partners for approval of development plans for a 6,600 square foot commercial pad building located at the southwest corner of Washington Street and Highway 111, within Plaza La Quinta. 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. Chairman Kirk asked if there were any questions of staff. Commissioner Abels stated the site plan on display was not the same as what had been submitted to the Commission. The parking stalls on the east side are not indicated on their site. Staff stated parking stalls will be added to the east elevation. Commissioner Abels asked if the total number of stalls noted in the staff report was correct. Staff pointed out the additional stalls on the site plan. G :\WPDOC SXPC3-14-20. wpd 3 Planning Commission Meeting March 14, 2000 3. Commissioner Tyler noted his site plan denotes parking spaces next to Highway '111 and asked how many parking stalls were being added. Staff stated three parking spaces were being added. 4. Commissioner Butler asked if the 50-foot landscape setback could be used for additional parking. Staff stated it could not. 5. Chairman Kirk asked if the applicant would like to address the Commission. Mr. David Geiser, M & H Realty Partners, asked if he could speak after the public comment period. 6. Mr. James Elmer, 78-477 Highway 111, representing the Beachside Cafe, stated he is allowed 15 parking spaces according to the parking study. He seats 60 patrons outside and 115 inside and-has 22 employees per shift. There are not enough parking spaces even for his restaurant. Then, the Beer Hunter utilizes parking spaces all the way to Downey Savings and his customers are complaining about how far away they have to park. To add this building with additional parking demands to an already bad situation, is something he does not want to see happen. 7. Ms. Freddie Hall, Broker Associate of Fred Sands Realty, stated she has been at this Center since 1 974, and the best use of this site would be a parking lot. She requested this item be continued to allow time to notify all the tenants of the Center. One Of the problems is that the restaurant parking starts before the businesses are closed. She asked if the parking requirements were the same requirements used when approving similar projects. There are parking spaces behind the buildings for the employees, but they do not feel safe and do not use them. She went on to note the number of parking spaces allotted to each of the tenants. 8. Chairman Kirk asked if this project met the current parking standards. Staff stated that based on the current requirements, it does. With regards to shopping center requirements, if the shopping center contains 50,000 square feet or more, the requirement would be one space per 250 square feet. As this is a mixed use site shared parking standards apply. Staff went on to explain how the parking requirements are determined. 9. Ms. Holly Escobedo, the Book Rack, 78329 Highway 111, stated her concerns about the parking. She is allowed five parking spaces and has four employees. She does park in the rear of the G :\WPDOCS~PC3-14-20.wpd 4 Planning Commission Meeting March 14, 2000 building and even there she has a hard time finding a parking space. She is a retail business and if she has to look in the back, where are her customers parking. Customers have stated they will not come in because they will not carry their books from across the parking lot.- She asked if anyone had checked to see how many of the parking spaces are currently being used and why wasn't underground parking considered. 10. Ms. Kathy Smith, TL Millers and Associates, 78-451 Highway 111, stated she works two doors down from the Beachside Cafe and would like to request the Commission come to the site and review the parking. There is no parking. When her job required her to go to court she is concerned there will not be a parking space available when she gets back. In the back, the parking is limited. There has been vandalism and cars stolen, so it is not safe. 11. Chairman Kirk asked if the applicant would like to address the Commission at this time. Mr. David Geiser, Director of Design for M & H Realty Partners, stated he knew there was a parking issue at this Center, but that is due to it being a successful Center. Pads 5 and 7 are both available for development. They have no plans to develop Pad 7 as the Beer Hunter desires to install a patio on a portion of this location. As pointed out in their parking study the Code does allow the development as proposed. He went on to review the parking requirements. Because of the parking problem they have brought a manager on site to handle the parking issues and the new development. They are considering developing Pad 7 for parking. The issue is the tenant mix; they have two popular restaurants at the same end of the Center. The idea they hope to implement is enforceable employee parking in the rear of the buildings. If safety is an issue, the property manager needs to be informed to address the issue. The site is allowed to be developed based on the requirements of the Center, per the Code and law. Tlie Vons Supermarket remodel is to expand the back and east side of the store and will impact the parking minimally. Their concern is that this store will leave the Center if they cannot generate more business. They need an additional 9,500 square feet for them. He noted the site plan in the Commission packet is correct and there is no additional parking propoSed for the east side of the building. In regard to staff's statement that any tenant could modify their sign is incorrect; this is a multi-tenant in-line building. The design of the-building does not allow for a hanging G :\WPDOC S~PC3-14-20.wpd 5 Planning Commission Meeting March 14, 2000 sign as there is in some portions of the Center. This sign program is consistent with what is there because there are a variety of signs currently being allowed in the Center. They did not want to apply for any variances, but only to build what. is allowed by the City Code. The design of the building was a function of what is there at the Center. He went on to note the similarities between this building and the other buildings and show the changes made to their plans based on the Architecture and Landscaping Review Committee's (ALRC) recommendation. Lastly, staff is requesting Von's Shopping apply for their remodel under their own site development permit. It helps them in their negotiations with Vons to have a site approval by the Planning Commission. 1 2. Commissioner Abels stated he had no objection to including the Von's expansion, but what happens to the existing tenants. Mr. Geiser stated they will move them possibly into this new building. Commissioner Abels stated he was glad to hear they are willing to take the parking into consideration. Perhaps this should be continued to a future date to consider the parking. He had spoken to people at the Vons Shopping market and they stated they did not have any idea about an expansion. He asked how many parking spaces would be supplied by converting Pad 7. Mr.. Geiser stated about 1 § more stalls. 13. Commissioner Robbins asked if the applicant would have any objection to making the development of parking on Pad 7 a part of the conditions. Mr. Geiser stated he would have no objection if the application is not continued. If the Commission wants a parking plan as part of the approval, he has no objection. 1 4. Commissioner Butler stated the drawing does show the changes as recommended by the ALRC, but he believes staff's recommendation is also valid. The raised parapets do allow signs to be installed at this location. His concerns about these issues as well as the parking, and seeing that the tenants are notified are enough to warrant a continuance of the project. The tenants have a right to know what is proposed here. Mr. Geiser stated they know there is a problem with parking and they are working to resolve those issues. If the Commission is going to continue the project for issues other than parking, then he is in favor. In regard t° the notification of the tenants, it is unfortunate but the City only requires a developer to notice property owners. Commissioner Butler stated that in addition to this, the G :\WPDOC S\PC3-14-20.wpd 6 Planning Commission Meeting March 14, 2000 architectural detail has not been addressed as recommended by staff. Mr. Geiser stated they have addressed everything except the mansard roof, which the ALRC agreed with them. Staff has now changed their opinion and brought a new issue. Staff's recommendation is not possible. 1 5. Commissioner Tyler asked if the parking study included the parking spaces in the rear. Mr. Geiser stated yes. Commissioner Tyler asked if there were enough parking spaces in the back for the number of employees. Mr. Geiser stated they have not done an employee parking study, but have provided the number of parking spaces required by City Code. Commissioner Tyler asked if the Von's expansion would eliminate any of the parking spaces. Mr. Geiser stated yes and it was included in its study. Commissioner Tyler asked what tenants would be going into this new building. Mr. Geiser stated Rubio's Baja Grill, a pet business and dry cleaner are proposed. Discussion followed regarding the parking plan. Commissioner Tyler stated he, as well as the other Commissioners, have all looked at the area and agree with the parking problem. He too, is concerned with the design. From the south you see a building design throughout the Center that contains tile roofs and this building has no tile, which does not blend with the Center. Mr. Geiser stated they do not want a row of clay tile roofs, but rather a variety to the site by the use of the details used in the building. He gave examples of those details. Commissioner Tyler asked if there were any examples of the Von's expansion. Mr. Geiser stated the architectural portion of that permit would come back to the Commission. 1 6. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened the hearing for Commission discussion. Staff showed pictures of the architectural style of the existing building. Chairman Kirk asked if there were pictures of Downey Savings as well. Staff displayed additional pictures of the Center. 17. Commissioner Abels stated the biggest problem is parking and even though it conforms to Code, it is a problem. He is glad to see the owner is willing to turn Pad 7 into parking. 18. Commissioner Robbins was also concerned with the parking and that one of the proposed tenants for this new building is a restaurant which will increase the intensity of the parking problem. G :\WPDOCS~PC3-14-20. wpd 7 Planning Commission Meeting March 14, 2000 The only way he could resolve this is to make the conversion of Pad 7 into parking. In regard to the architecture, he personally is not drawn to the red tile. The design of the building allows for several locations for signs and to him it would detract from the building to have them hanging. He asked if the Commission could deny the project even though it conforms with the Code. City Attorney Dawn Honeywell stated the Commission can look at the environmental considerations. Even though the Zoning Code is met, the issues raised have to be mitigated, which is.how the problem with parking could be addressed. Commissioner Robbins stated he had no problem with the addition of the Von's expansion. 19. Commissioner Butler stated his issues were the parking and architectural design of the building. He concurs with staff's recommendations and even though the applicant noted his opinion, he thinks the covered walkways and tile should be included. 20. Commissioner Tyler stated it was nice to consider Pad 7 for parking, but even that additional parking will create problems with access. He asked staff if they could add the Von's expansion if it ' had not been a part of the public hearing notice. 21. Community Development Director Jerry Herman asked the applicant if the front elevation of Von's, or the empty pads that would be used for the expansion, would have be changed. Mr. Geiser stated that since the elevations of the shop buildings are lower the front would change. Staff noted this would have to have a condition added to the approval requiring these elevations to be approved by staff, or they would have to be submitted as a different application. 22. Commissioner Tyler stated he has no problem with the trellis, but in order to blend in the south elevation, the building needs to add the roof tile. 23. Chairman Kirk stated he agrees there is a parking problem. He also agrees with Commissioner Butler in that the architecture is an issue. He is not pleased with the Downey Savings building as it also does not fit in with the rest of the Center. Signs are a real issue as well. As this is not a single tenant, but a multi-tenant, problems are raised. Perhaps the building could be reduced in size to add the additional parking. G :\WPDOCS\PC3-14-20. wpd 8 Planning Commission Meeting March 14, 2000 24. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to continue this project to April 11, 2000. Staff noted that with the continuance, staff would notify the tenants of the hearing. In addition, this will allow the applicant time to submit the elevations for the Von's expansion. 25. Commissioner Butler stated there are unanswered questions regarding the Beer Hunter outdoor seating as well. Staff noted that was not part of this application. 26. Chairman Kirk asked the applicant if he had any questions. Mr. Geiser stated the Commission has identified the issues, but provided no direction for him to address. He would therefore, prefer they act on the project at this time and allow him to appeal their decision. Chairman Kirk asked staff if they had any suggestions. 27. Commissioner Abels stated he thought the applicant should obtain approval by the Planning Commission. 28. Commissioner Robbins stated the applicant should respond to the same issues he would appeal to the City Council. Mr. Geiser stated the parking issue cannot be resolved. If the Commission is going to vote no because of the parking, then let him go forward on an appeal. 29. Commissioner Tyler stated ALRC is a recommending body to the Planning Commission. The Planning Commission is a recommending body to the Council except in some cases such as Site Development Permits, where the Commission has the final action. 30. Chairman Kirk stated he did not believe the parking issue was a fatal flaw, provided the applicant came back and addressed the issues, they may be resolved. 31. There being no further discussion, the Commission voted on the motion. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: None. Chairman Kirk recessed at 8:43 p.m. and reconvened at 8:50 p.m. G :\WPDOCS~PC3-14-20.wpd 9 Planning Commission Meeting March 14, 2000 B. Site Development Permit 2000-669, a request of James R. Paul for approval of architectural, site, and lighting plans for multi-tenant industrial/office building within the La Quinta Corporate Center. 1. Associate Planner Leslie Mouriquand 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 Robbins questioned Condition #47 in that planting the trees 10 inch on center is not possible. Staff noted it should read 10 feet on center. Commissioner Robbins stated he did not approve of the use of Yellow Oleanders as it is not a good plant material for a hedge. Staff stated it was chosen as being the best for screening from the list of approved plants for the Specific Plan area. Commissioner Kirk stated his concern was also for the security in relation to the bike path. Staff noted the planter was on the inside of the block wall and the bike path was on the outside. Planning Manager Christine di Iorio stated the hedge could be removed, but as in Home Depot, the Commission approved the use of trees to soften the view. Commissioner Robbins questioned the use of the hedge. Staff would delete the hedge and leave the trees. 3. Commissioner Robbins asked staff how the City could condition an applicant to do something on someone else's property. Senior Engineer Steve Speer stated this was based on the premise that the land can be approved for bike path use. They cannot install those improvements unless the permission is acquired. The City is the applicant for the purpose of the easement. 4. Commissioner Butler stated he agrees with the planting of the trees on the rear elevation to buffer the view. 5. Commissioner Tyler asked if the street name would continue to. Adams Street. Staff stated yes. Commissioner Tyler asked how the project would be built in two phases. Staff suggested the applicant explain the phasing. Commissioner Tyler asked about the landscaping along the wall. Staff stated that according to the Code they are required to provide berming for setbacks along Dune Palms Road. G :\WPDOCS\PC3-14-20.wpd 10 Planning Commission Meeting March 14, 2000 6. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Bob Flicciardi, Architect for the project, noted the phasing on the site plan, and explained the landscaping plan and circulation plan. 7. Mr. Scott Gaynor, representing the owners of the La Quinta Corporate Center stated the Center had recently been hit with "taggers" causing them to repair their signs. In light of that, he is concerned about a wall with no foliage to deter the taggers. 8. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened the hearing for Commission discussion. 9. Commissioner Tyler stated the concern about tagging is a real problem and he would recommend the hedge, but the trimming could be a problem. If the wall is removed, they should consider more than ten trees. 10. Mr. Riccardi suggested the City plant the trees and the applicant provide the irrigation. Planning Manager Christine di Iorio stated the slumpback wall as proposed does not lend itself to being able to be tagged because it is not easily readable. 11. Commissioner Robbins asked if the bike path would have any landscaping. Staff stated this has not been considered yet. Staff noted the storage facility has already provided plant material by recessing the wall so the planting is on their property. Openings could also be provided in the wall to provide a view of the landscaping. 12. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-009 approving Site Development Permit 2000- 669, approving architecture, landscape, site, and lighting plans, for a multi-tenant industrial/office building within the La Quinta Corporate Centre, subject to the Findings and Conditions of Approval as amended/: a. Condition //5: Construct a Class "A" Bike Path along the south embankment of the Whitewater Storm Channel within the Channel right-of-way from Dune Palms Road to the G :\WPDOCS~PC3-14-20.wpd 1 1 Planning Commission Meeting - March 14, 2000 west boundary of this property subject to City and CVWD requirements. The City will acquire the Bike Path easement. b. Condition//47: The landscaping plan shall indicate ten (10) Australian Willow trees (24-inch box size) evenly spaced and each with an enlarged planting curb with consideration of including a hedge along'the north property line in the proposed planter. Prior to issuance of a grading permit, the landscape and wall plans along the north property line shall be redesigned to incorporate through wall design and/or landscaping for a softer appearance from the adjacent bike path and vertical elements to break up the view of the rear building elevation subject to Community Development approval. ROLL COLL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: None. C. Zoning Ordinance Amendment 2000-065; a request of the City for a recommendation of approval regarding an Amendment to Section 9.50.020 of the Zoning Code regarding height limits and setbacks near Image Corridors. 1. 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 Robbins asked if Washington Street was the only street that would be affected. Staff stated they have checked all the other Image Corridors and this is the only area of concern. 3. Commissioner Tyler stated his concern about adopting a change to the Zoning Code for one area of concern in that it could set a precedent. He asked if there was any other means to approve these houses without amending the Zoning Code. Staff stated there was not. 4. Commissioner Robbins asked if there would be some style in the roof line. Staff noted the roof would have a pitch and trees would be planted along Washington Street to break it up. G :\WPDOC SXPC3-14-20. wpd 12 Planning Commission Meeting March 14, 2000 5. Chairman Kirk asked how this problem was discovered. Staff noted there was an error in the plan check process and it was not found until the framing was under way. 6. Chairman Kirk asked if anyone wanted to speak regarding this issue. Mr. John Kalogeris, 51-215 Calle Quito, builder of the houses, stated they began plan check for the houses in June, 1999 and pulled building permits in November. They did not begin framing until January, 2000. In order to resolve the issue, they have agreed to modify the roof line 30% and plant mesquite trees to mitigate the noise levels on Washington Street. 7. There being no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened the hearing for Commission discussion. 8. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 2000-010, recommending approval of Zoning Code Amendment 2000-065, modifying Section 9.50.020 regarding the side yard setbacks for existing lots adjacent to Image Corridors, as recommended. ROLL COLL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT: None. VI. BUSINESS ITEMS: B. Master Design Guidelines 2000-009; a request of Tribble Construction for approval of guidelines for construction of single family homes throughout the Cove. 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Director. 2. Chairman Kirk asked if the applicant would like to address the Commission. Mr. William Tribble stated he was available for any questions. 3. Commissioner Butler suggested some popouts be added to Plan E3 for detail around windows and garage doors. Mr. Tribble stated he had no objections and would work with staff. He noted Plan E5 G :\WPDOCS~PC3-14-20.wpd 13 Planning Commission Meeting March 14, 2000 contained the details noted by Commissioner Butler and the photo§raphs were of earlier units. The current units have popout treatments. Discussion followed re§ardin§ the different plans. 4. Commissioner Tyler questioned the 20-foot front yard setback. Mr. Tribble stated there is a 12 foot easement in addition to the 20-foot front yard setback, but all the garages will have roll-up sectional doors. Commissioner Tyler asked that the Guidelines have page numbers added as well as note the case number on the front. §. There bein§ no further discussion, Chairman Kirk closed the public participation portion and opened the case for Commission discussion. 6. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 2000-007, approving Master Design Guidelines 2000-009, as amended. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. Commissioner Abels gave a brief report on the League of California Cities Planners Institute. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioner Robins/Abels to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held March 28, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 9:43 P.M. on March 14, 2000. Respectfully submitted, ~E~R, Executive Secretary Cif, y%f La Quinta, California G:\WPDOCS\PC3-14-20.wpd 14