2001 11 27 PC Minutes MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
November 27, 2001 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 Abels who asked Commissioner Kirk to lead the flag
salute.
B. Present: Commissioners Richard Butler, Tom Kirk, Robert Tyler, and
Chairman Jacques Abels. It was moved and seconded by Commissioners
Kirk/Butler to excuse Commissioner Robbins. Unanimously approved.
C. Staff present: Community Development Director Jerry Herman, Assistant
City Attorney John Ramirez, Planning Manager Christine di Iorio, Interim
City Engineer Steve Speer, and Planning Consultant Nicole Criste.
II. PUBLIC COMMENT:
III. CONFIRMATION OF THE AGENDA:
A. It was moved and seconded by Commissioners Tyler/Kirk to reorganize
the agenda to take Public Hearing Item #E first. Unanimously approved.
IV. CONSENT ITEMS:
B. Chairman Abels asked if there were any corrections to the Minutes of
November 13, 2001. Commissioner Tyler asked that Page 3, be
amended to reflect the comments made by Commissioners Butler and
himself regarding the status of the pool. Page 5, amended to reflect his
comments on the inadequate amount of parking. There being no further
corrections, it was moved and seconded by Commissioners Kirk/Butler
to approve the minutes as corrected. Unanimously approved.
C. Department.Report: None
V. PRESENTATIONS: None.
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VI. PUBLIC HEARING:
A. Environmental Assessment 99-387, General Plan Amendment 99-063,
Zone Change 99-091, Specific Plan 99-039, and Site Development
Permit 99-659; a request of Point Happy Ranch LLC for: 1) Certification
of an Environmental Impact Report; 2) Change of General Plan Land Use
Designation from Medium Density Residential to Office Commercial for
five acres of the 43 + acre site and from Low Density Residential to
Medium Density Residential for 11.55 acres for 62 villas; 3) Change of
Zone Designation from Medium Density to Office Commercial for five
acres of the 43 + acre site and from Low Density Residential to Medium
Density Residential; 4) Specific Plan for design guidelines and
development standards for a senior care residential project and two
commercial buildings on the 43+ acre site; and 5) Review of
architectural and landscaping plans for senior care units consisting of 62
one story high independent living villa units in duplex to 4-plex
configurations with a two story club building, and 310 rooms for assisted
living, independent living and continuing care in two 2 to 3 story high
buildings, a one story high maintenance building, two commercial office
buildings (two stories high)' with a total of 44,000 square feet of floor
area and a 9,500 square foot one story high project administration
building, for the property located on the west side of Washington Street,
south of Highway 111.
1. Chairman Abels 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 Abels asked if there were any questions of staff.
Commissioner Tyler asked if the palms trees shown on the site
plan represented what was actually there. Staff stated yes.
3. Commissioner Butler asked what the elevation difference was
between the project and the existing homes. Staff stated the
elevation was 67 feet and the top of the existing berm is 76.5
feet. The elevations proposed are in accordance with the grading
plan. Discussion followed regarding the grading and pad
elevations of the site.
4. Commissioner Kirk questioned why he had not received the Draft
Environmental Impact Report and asked if it was normal to receive
the Final Environmental Impact Report (EIR) this early in the
process. Staff stated the Commission had asked to receive the
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Final EIR before making a recommendation. Commissioner Kirk
asked if there was a public hearing on the Draft EIR and if
comments would be taken on the Draft as well as the Final EIR.
Staff stated the comment period had ended and therefore
comments could not be taken on either. Commissioner Kirk asked
why the drainage was not being retained on site. Interim City
Engineer Steve Speer explained that at Washington Street and'
Singing Palms it is the high point. Anything north of Singing
Palms drains to the channel and anything south of the Singing
Palms drains south. This site, as it is high enough, could drain into
the existing storm drain and they are conditioned to purchase the
capacity to do this. Commissioner Kirk asked if the EIR looked at
the alternative of building this site out with the current zoning and
General Plan designation and if this would create more or less
traffic generated as opposed to the proposed land use. If the
applicant did not request these changes to the General Plan and
Zoning Code, presumably they could come forward and build out
the project under the current General Plan and Zoning and that
would have some kind of an impact; is that greater or less than
what is proposed at this time. Staff stated this proposal will
generate more traffic than the existing zoning; about 1,600 more
trips a day. Commissioner Kirk asked if the proposed villas would
be 60 feet from the existing homes. Staff indicated where they
were to be constructed. Commissioner Kirk asked if the property
were to be developed under the existing zoning, how close could
the homes be built to the existing properties. Staff stated 20 feet.
Commissioner Kirk noted the proposed villas are 40 feet further
from the existing homes than they could be under the existing
zoning.
5. Commissioner Tyler asked staff to again explain the traffic as
what was stated seemed inconsistent. In the Alternative Section
6.0-5 under the existing General Plan Alternative, it states the
number of trips would be a 29% decrease and on Section 8 it
states something different. Interim City Engineer Steve Speer
explained that if the project was built out in accordance with the
existing zoning and General Plan it would be a decrease of 700
trips per day. The all residential Low Density was another
alternative, but would be less than what the current General Plan
allows. The current General Plan designation would allow 1,766
trips a day and the proposed would allow 2,494 trips. This is
based on using the Specialty Commercial trip generation
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classification which generates more trips than if the office trip
generation classification was used. It appears they have identified
the wrong category to generate their traffic impacts.
6. Commissioner Kirk asked staff to explain the third overriding
consideration in the staff report. Planning Manager Christine di
Iorio stated it could be removed as it was not worded correctly.
Commissioner Kirk pointed out that in Exhibit B under C.
Significant and Unavoidable Impacts, Utilities and Service Systems
there is reference to a golf course that should be removed.
7. Commissioner Butler asked when the zoning is changed on a piece
of property that is unique because of the use, how do you make
a distinction between the two as a comparison, because this type
of use obviously would have fewer vehicles. Staff stated the
traffic study accounts for this and the parking count is lower under
the Zoning Code. Commissioner Butler stated Commissioner Kirk's
comments seem to state that it appears the traffic study does not
show this and he questions this. He asked about the emergency
access being used for vehicles moving furniture, etc. Staff stated
this would be corrected to read "emergency access only". Interim
City Engineer Steve Speer went on to explain the traffic study.
Discussion followed regarding the traffic study.
8. Commissioner Tyler questioned a "second non-visitor gated access
on the north property line". Staff clarified it gave access to the
house on the hill. It did not open to the shopping center to the
north. Commissioner Tyler stated his concern about the parking.
The assumption that the people living in the villas will not be
driving seems erroneous and therefore the parking may not be
adequate. Staff stated the applicant could address this.
Commissioner Tyler questioned how the minimum lot size could be
1,500 square feet and the minimum living area including garages
is 1,650 square feet. Staff explained this was probably where
they were proposing a smaller attached unit, four-plexes.
Commissioner Tyler asked if there was a need to condition the
project to have a deceleration/acceleration lane to help with the
traffic. Staff stated a deceleration lane would make sense, but
acceleration lanes do not function well on Arterial streets.
Washington Street will eventually be three lanes to help with the
traffic.
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9. Chairman Abels asked staff to explain the access to the project
when traveling north on Washington Street. Staff stated that if
you were coming from the south, you would have to make a u-
turn at Washington Street and Highway 111. By adding the third
south-bound lane, it will allow more room to make the turn.
10. Chairman Abels asked if the applicant would like to address the
Commission. Mr. Robert Sundstrom, Sundstrom Companies, the
general partner of the Point Happy LLC, gave a presentation on the
project. The emergency access would be for emergency vehicles
only. The access on the north is to allow a more direct access for
the house on the hill so it does not have to go through the security
gates and also to have a second point of access for the delivery
trucks. The lot size should be 1,650 square feet to match the unit
size.
11. Chairman Abels asked if there were any questions of the
applicant. Commissioner Tyler asked what would happen to the
DuPont house. Mr. Sundstrom stated that currently it is proposed
to be retained by the owner of the property.
1 2. Chairman Abels asked if there was any other public participation.
Ms. Amy Heglund, 46-285 Washington Street, stated her concern
was the traffic and questioned whether adding another lane to
Washington Street was enough to handle the added traffic.
Second, the environment; what will happen to the wildlife habitat?
13. Mr. Robert Daniels, 46-485 Cameo Palms, stated his concern is
the lighting. What areas would be lit? Also, if these structures
are going to be as tall as indicated they will block his view of the
mountains which will affect him aesthetically. This is an assisted
care facility which will have nurses, doctors, technicians,
deliveries, etc., and many more people than in a retirement
community which will greatly affect the traffic.
14. Mr. Haig ShannaZarian, 78-350 Crestview Terrace, stated he
concurred with Mr. Daniels' comments and will set the stage for
their community to be squeezed out by changing the density
classifications.
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15. Mr. David Lagman, 46-885 Highland Palms, stated his concerns
were that seniors do drive, and the medical and bio-hazardous
waste that could be going down the street, and lastly the office
complexes will have speech therapy, physical therapy and doctors.
This will greatly increase their traffic.
16. Ms. Rebecca Shields, 46-886 Highland Palms, stated she has been
a La Quinta resident since 1982 and believes this project will
greatly increase the traffic due to all the support staff that will be
needed. Another concern is the wildlife that will be affected by
this project. Even with a deceleration/acceleration lane it will still
affect the traffic at this site.
17. Mr. David Orme, 78-510 Singing Palms, stated he objects to this
project because the mountain behind this project is unstable. In
addition, it is his understanding this area is a bird sanctuary and it
should be investigated before this project goes further. Also, the
traffic will be greater than what has been stated.
18. Mr. Robert Cox, 78-315 Crestview Terrace, stated he has lived in
La Quinta for 25 years and chose this location to have a quiet
neighborhood. The neighborhood was not designed for high
density. Also, if the project is to be six feet higher than they are,
how can they guarantee the water will drain to Washington
Street?
19. Mr. Alan Pollock, 78-435 Sandflower Place, thanked the
Commission for taking the time to consider their concerns. Some
of his concerns are the drainage, the security of the area, and
traffic. He would like to request that a gate be installed to
maintain their security.
20. Mr. Hovak Najarian, 78-395 Palm Garden Place, stated his
concerns are the elevation differences, the height of the wall, the
height of the buildings, noise, and the traffic.
21. Dr. Sebastian Campagna, 78-340 Singing Palms Drive, stated his
concern was three story commercial buildings will back up to his
property. Second, where is everyone going to park. This is a 310
room hospital. This should be a Iow density project that will not
destroy this area.
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22. Mr. J. David Howard, 46-910 Highland Palms, stated his concerns
had been expressed by the other speakers.
23. Mr. James Carpenter, 78-550 Singing Palms Drive, stated he finds
it appalling that they would consider opening a commercial
business behind his home.
24. Mr. Greg Cockerill, 78-355 Crestview Terrace, stated his concern
was where the construction entrance will be. As he envisions it,
all the construction traffic will have to go down his street as it will
not be allowed to enter from Washington Street.
25. Ms. Margaret Najarian, 78-395 Palm Garden Place, stated her lot
is Iow and will be greatly affected by the wall that will be
constructed. They have been there for 25 years and watched the
development of the area. Please consider the quality of life of the
residents of La Quinta and not just the money.
26. Ms. Karen Elem, 46-945 Highland Palms Drive, stated she is
concerned with the parking as the church parking is now flowing
over into their neighborhood. This project will also affect their
community and they will be overrun with cars.
27. Mr. James Amencha, 78-390 Cameo Dunes, stated his home will
back up to the villa garages. With the traffic as it is, it is almost
impossible to get out of the Plaza La Quinta Center. He would
invite the Commission to come to their community and see what
they are talking about.
28. There being no further public participation, Chairman Abels closed
the public participation portion of the hearing and opened the
matter for Commission discussion.
Chairman Abels recessed the public hearing at 8:55 p.m. and reconvened at 9:03 p.m.
29. Following discussion, it was moved and seconded by
Commissioners Butler/Tyler to continue the public hearing to
January 8, 2001, with the following items to be addressed by
staff:
A. Review the view analysis from the project.
B. A new traffic study be completed.
C. Determining the location of the construction entrance.
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30. Staff informed the Commission that the EIR has a mitigation
measure that does not allow any lighting of the hillside area and
it requires Iow level lighting throughout the project. In addition to
the mitigation measures, the Zoning Code does not allow for any
glare or lighting to extend off the property boundaries. With
regard to rock fall, there was a rock fall analysis prepared and is
a part of the EIR. Staff will look into the bird sanctuary as it was
not addressed by the Department of Fish and Wildlife or Fish and
Game. In regard to the access, there will be a left turn access.
31. Commissioner Tyler thanked everyone for attending and providing
their comments. In regard to the noise and hours of operation for
the construction of the project, as expressed by the residents, he
wanted to assure everyone they are uniform for the entire City and
not unique to this project.
32. Commissioner Kirk concurred with Commissioner Tyler and pointed
out that the applicant has done a nice job with the architecture
and site planning. There may be some issues with viewshed,
traffic, and other components expressed by the community, but
this is a good project and he commends the applicant on his
proposal.
Unanimously approved.
B. Site Development Permit 2001-717; a request of KSL Development
Corporation for review of architectural and landscaping plans for a
Merchant Builder Welcome Center in PGA West to be located at the
southeast corner of PGA Boulevard and Avenue 54 at the entrance of
PGA West.
1. Chairman Abels opened the public hearing and asked for the staff
report. Planning Manager Christine di 'lorio presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Abels asked if there were any questions of staff.
Commissioner Tyler asked if any of these modular units were part
of the ones vacated inside PGA West. Staff stated the applicant
would have to answer that. Commissioner Tyler stated that if this
was to be a temporary use, it should be given a time limit.
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3. Commissioner Butler asked what the original use was for this site.
Staff clarified it was originally zoned commercial and then
approved for a tract map.
Commissioner Kirk asked how much turf was proposed for the
site. Staff stated the applicant could address this.
5. Chairman Abels asked if the applicant wanted to address the
Commission. Mr. Bill Dodds, KSL Corporation, gave a presentation
on the project. In regard to the turf area, they are proposing
5,000 square feet.
6. Commissioner Tyler stated he is reluctant to approve modular
units, but if it looks as good as the corporate office, he has no
objection. In regard to a time period, does the applicant have a
suggestion? Mr. Dodds stated they needed flexibility in regard to
this as they still have over 800 units to sell and estimating 200
units a year, that Would be a four year buildout.
--
7. Commissioner Kirk also commended KSL on their corporate offices
and stated the landscaping hopefully would soften the look. Mr.
Dodd stated the site will be heavily landscaped.
8. Chairman Abels asked if anyone else would like to speak regarding
this project. There being no further discussion, the public
participation portion of the hearing was closed and open for
Commission discussion.
9. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Butler to adopt Planning Commission
Resolution 2001-1 43, approving Site Development Permit 2001-
717, as amended:
A. The permit shall expire November 27, 2005, unless an
extension is applied for and granted by' the Planning
Commission.
ROLL CALL: AYES: Commissioners Butler, Kirk, Tyler, and Chairman
Abels. NOES: None. ABSENT: Commissioner Robbins.
ABSTAIN: None.
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C. Site Development Permit 2001-718; a request of Sedona Homes, Inc. for
review of architectural and landscaping plans for three new prototype
residential units with three facades each located at the southeast corner
of Eisenhower Drive and Avenue 50 in Tract 301 25.
1. Chairman Abels 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 Abels asked if there were any questions of staff.
Commissioner Tyler asked about the elongated detail that
protrudes above the roof line as it should have a window. Also,
the condition of the Architecture and Landscaping Review
Committee requiring wrought iron gates should be added.
3. Chairman Abels asked if the applicant would like to address the
Commission. Mr. Lance Alacano, representing Sedona Homes
gave a presentation on the project.
4. Chairman Abels asked if anyone else would like to speak regarding
this project. There being no further discussion, the public
participation portion of the hearing was closed and open for
Commission discussion.
5. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Butler to adopt Planning Commission
Resolution 2001-144, approving Site Development Permit 2001-
718, as amended:
A. Condition //4: Side entry gates shall be wrought iron.
ROLL CALL: AYES: Commissioners Butler, Kirk, Tyler, and Chairman
Abels. NOES: None. ABSENT: Commissioner Robbins.
ABSTAIN: None.
Village Use Permit 201-013; a request of La Quinta Grill for review to
allow the use and review of development plans for three office buildings
adjacent to an existing restaurant site located on the east side of Avenida
Bermudas, between Calle Cadiz and Calle Barcelona.
1. Commissioner Kirk excused himself due to a possible conflict of
interest due to the proximity of his residence and left the dias.
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2. Chairman Abels opened the public hearing and asked for the staff
report. Planning Consultant Nicole Criste presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
3. Commissioner Tyler asked why the power lines refer to 92KV.
Interim City Engineer Steve Speer stated staff was trying to point
out that all existing aerial lines need to go underground except for
those attached to 92KV poles.
4. Chairman Abels asked why the Eucalyptus tree is being removed.
5. Chairman Abels asked if the applicant would like to address the
Commission. Mr.. Stewart Woodard, AIA, representing the
applicant, stated the intent was to retain the type of architecture
that currently exists with the restaurant, bring it into scale with
the restaurant, and to retain as much of the landscaping as
possible. Most, if not all of the trees would be retained.
6. Commissioner Tyler asked if the existing single family residence
would be razed east of the restaurant. Mr. Woodard stated the
older structure would be torn down. Commissioner Tyler asked if
the perimeter wall would be retained. Mr. Woodard stated it
would be retained.
7. Chairman Abels asked if anyone else would like to speak regarding
this project. There being no further discussion, the public
participation portion of the hearing was closed and open for
Commission discussion.
8. There being no further discussion, it was moved and seconded by
Commissioners Butler/Tyler to adopt Planning Commission
Resolution 2001-145, approving Site Development Permit 2001-
718, as recommended.
ROLL CALL: AYES: Commissioners Butler, Kirk, Tyler, and Chairman
Abels. NOES: None. ABSENT: Commissioner Robbins.
ABSTAIN: None.
Commissioner Kirk rejoined the Commission.
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E. Environmental Assessment 2001-435 and Tentative Tract Map 30331;
a request of Santa Properties and Development, LLC for certification of
a Mitigated Negative Declaration of Environmental Impact and review of
a request to subdivide 5.1 acres into seven residential lots located on the
north side of Avenue 50 and west of Jefferson Street.
1. Chairman Abels opened the public hearing and asked for the staff
report. Planning Consultant Nicole Criste presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Abels asked if there were any questions of staff.
Commissioner Butler asked staff to explain the pad height and
elevation of the lots. Staff explained the pad heights and how the
height to which the lots would be filled.
3. Commissioner Tyler asked staff what would be constructed on the
west side of this tract. Staff stated it was the approved Oliphant
tract. Commissioner Tyler asked if there was a full turning
movement with a signal on Avenue 50 from the exit of Tract
29053. Staff explained the signalized turn movement would
match up with the Palmilla project on the south side of Avenue
50. Commissioner Tyler asked what the distance was from the
exit for Tract 30331 and the signal. Interim City Engineer Steve
Speer stated it was 190 feet. Commissioner Tyler asked if the
cul-de-sac met the Fire Department requirements. Staff stated the
Fire Department did not have any issues.
4. Commissioner Kirk questioned why there were mitigation
measures for Air Quality when no impacts were identified. Should
the policy be that there only be a mitigation measure for areas
where we have impacts. Assistant City Attorney John Ramirez
stated yes, mitigation monitoring is required to mitigate impacts,
and if there is no impact there is no need for a monitoring plan.
Planning Consultant Nicole Criste stated those are no longer
included in the Monitoring Plan, however with Air Quality there is
in the General Plan EIR a statement of overriding consideration
because the air quality impacts for buildout were in excess of
acceptable standards, therefore, additional mitigation was
suggested to be included in the PM10 Plan to help reduce the
impacts. Staff can eliminate those suggested mitigation measures
if it is the Commission's desire. Commissioner Kirk stated that
since there were no impacts, they should be removed. Also,
under Cultural Resources there are impacts that should be
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mitigated and are not. Planning Manager Christine di Iorio stated
a Phase II study was conducted which mitigated the impacts. No
mitigation measures were needed because the study showed the
site to be negative. Staff will change the check mark to no
impacts. At the time the Initial Study is completed the studies are
not. completed therefore, the impacts are identified. Once the
studies were completed, the areas that are mitigated are identified
in the studies. Commissioner Kirk questioned the inconsistencies
between the staff report that states there are no impacts and the
Checklist which lists potentially significant impacts unless
mitigated. Assistant City Attorney John Ramirez stated this is an
issue from a practical standpoint of which comes first. He would
agree that to the extent the Checklist should always agree with
the substance of analysis for the underlying Checklist. He also .
understands staff's view point that when you complete the
Checklist you do not have the studies to confirm or deny what
mitigation is needed. His recommendation would be that since the
Initial Study is the initial study, including both the Checklist and
the substance of the analysis, that if in fact the analysis concludes
no impact the box should be checked accordingly. It is not a
difference of opinion, these are the ultimate conclusions and what
drives the box in the Checklist.
5. Chairman Abels asked if the applicant would like to address the
Commission. Mr. Lloyd Watson, engineer for the project, gave a
presentation on the project and stated they agreed with the
conditions as recommended by staff.
6. Chairman Abels asked if there were any questions of the
applicant. Commissioner Kirk asked if they were intending to allow
parking on both sides of the street or restrict one side. Mr.
Watson stated parking on one side.
7. There being no further questions of the applicant, Chairman Abels
asked if anyone else would like to speak regarding this project.
There being no further discussion, the public participation portion
of the hearing was closed and open for Commission discussion.
-- 8. There being no discussion, it was moved and seconded by
Commissioners Kirk/Tyler to adopt Planning Commission
Resolution 2001-146, certifying a Mitigated Negative Declaration
of Environmental Impact for Environmental Assessment 2001-435,
as modified:
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A. Eliminating the Air Quality measures from the Monitoring
Program.
B. Amending the Checklist for both Air Quality and Cultural
Resources to reflect no impact.
ROLL CALL: AYES: Commissioners Butler, Kirk, Tyler, and Chairman
Abels. NOES: None. ABSENT: Commissioner Robbins.
ABSTAIN: None.
9. It was moved and seconded by Commissioners Kirk/Butler to adopt
Planning Commission Resolution 2001-147, approving Tentative
Tract Map 30331, as recommended.
ROLL CALL: AYES: Commissioners Butler, Kirk, Tyler, and Chairman
Abels. NOES: None. ABSENT: Commissioner Robbins.
ABSTAIN: None.
VII. BUSINESS ITEMS: None
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
IX. COMMISSIONER ITEMS:
A. Commissioner Tyler gave a report on the City Council meeting of
November 6, 2001.
B. Chairman Abels reminded the Commission of the joint meeting with the
City Council on December 5, 2001, at 6:00 p.m.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Tyler/Butler to adjourn this regular meeting of the Planning Commission to the next
regular meeting of the Planning Commission to be held December 11, 2001, at 7:00
p.m. This meeting of the Planning Commission was adjourned at 9:50 p.m. on
November 27, 2001.
Respectfully submitted,
City of L~q~uinta, California
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