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2002 05 14 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 14, 2002 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:09 p.m. by Chairman Abels who asked Commissioner Tyler to lead the flag salute. B. Present: Commissioners Richard Butler, Steve Robbins, Robert Tyler, and Chairman Jacques Abels. It was moved and seconded by Commissioners Tyler/Butler to excuse Commissioner Kirk. Unanimously approved. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney John Ramirez, Senior Engineer Steve Speer, Principal Planner Fred Baker, Associate Planners Greg Trousdell and Martin Maga~a, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Abels asked if there were any corrections to the Minutes of April 23, 2002. Commissioner Tyler asked that Page 3, Item //3 be corrected to add the last name of the Community Development Director; and correct the spelling of the word "sight". There being no further corrections, it was moved and seconded by Commissioners Butler/Tyler to approve the minutes as corrected. Unanimously approved with Commissioner Robbins abstaining and Commissioner Kirk absent. B. Department Report: None V. PRESENTATIONS: None. VI. PUBLIC HEARINGS: A. Environmental Assessment 20002-443, General Plan Amendment 2002- 084. Zone Change 2002-106, and Site Development Permit 2002-730; a request of Clubhouse Associates, L.L.C. for a recommendation for G:\WPDOCS\PC Minutes\5-14-O2.wpd ] Planning Commission Minutes May 14, 2002 certification of an Environmental Assessment; change the General Plan Land Use and Zoning Designation from Low Density Residential to High Density Residential; and approval of development plans for a 149 unit apartment complex and ancillary facilities located on a 10.75 acre triangular parcel on the south side of Avenue 52, east of Jefferson Street. 1. Chairman Abels asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Abels asked if there were any questions of staff. Commissioner Robbins asked if this complex was age restricted. Staff stated no. 3. Commissioner Tyler asked staff to clarify their statement in regard to the access off Avenue 52. Senior Engineer Steve Speer stated they will not be matched up with the access to the development across the street. The left turns are to be off-set from each other. Commissioner Tyler asked why there was not a full turning movement. Staff stated it would not comply with the General Plan. 4. Chairman Abels asked if the applicant wanted to address the Commission. Mr. Chuck Cockrell, representing the applicant, stated he was available for questions. 5. Chairman Abels asked if there were any questions of the applicant. Commissioner Tyler stated the Commission had struggled with whether or not to require elevators. Mr. Cockrell stated they would address this and introduced Mr. Robert Kraft, architect for the project, who gave a presentation on the changes requested by the Commission and regarding elevators. Ms. Annie Gerard and Joyce Hummel, National Suvey Sysems, market study consultants, gave a presentation on the market study they completed on the site for what type of project would be best suited for this location. 6. Commissioner Tyler questioned whether the desert temperature was taken into consideration in their study. People who will live on the third floor will not want to go up and down the stairs in the G:\WPDOCS\PC Minutes\5-14-02.wpd 2 Planning Commission Minutes May 14, 2002 high temperatures of the desert. Ms. Gerard stated their study has shown, even in Las Vegas, that this type of product is desired. 7. Mr. Ron Isameda, landscape architect for the project, gave a presentation on the landscaping for the project. 8. Commissioner Robbins asked if it was in compliance with the City's Landscape Ordinance. Mr. Isameda stated it complied with the Ordinance. 9. Commissioner Butler asked about the architectural relief that was requested by Commissioner Kirk. Principal Planner Fred Baker explained the detail that had been added to the blank wall on the building in question. Commissioner Butler asked if all the areas of concern requested by the Commission had been addressed. Staff noted they had met most of the issues. 10. Commissioner Tyler asked about the material to be used on the "eyebrow arbor" along the rear of the project. Mr. Kraft stated they intended to use metal instead of wood. 11. Chairman Abels thanked the applicant for addressing their concerns, but he still had a problem with the lack of elevators. Mr. Kraft explained they had looked at how elevators could be integrated into the project. The average rise from floor to floor is only 1 1 feet and there are only four buildings this would apply to. In speaking to other developers in regard to a three story walk-up building and the answer he got was that with an urban setting and a central courtyard, it was not used. When they added the elevators they had no issue architecturally, but from the unit standpoint they have an issue. It brings the pedestrians along the front of the neighbors bedroom and livingroom space which causes the owner to live in an environment of closing the drapes to keep their privacy. They met with the Sheriff's Department and they voiced a concern in regard to indefensible space. 1 2. Commissioner Butler stated he could understand their reasoning on the stair walk, but he did not totally agree with the Sheriff's Department. Mr. Kraft explained the floor plan of the units in question. G:\WPDOCS\PC Minutes\5-14-O2.wpd :~ Planning Commission Minutes May 14, 2002 13. Chairman Abels asked if there was any other public comment. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 14. Commissioner Robbins stated he did not have a strong feeling on the elevators. His issue is the proposed chainlink fence along the All American Canal which is a safety factor. Staff noted a condition had been added to require the block wall. 15. Commissioner Tyler commended the applicant on his presentation and addressing the issues raised by the Commission. However, in his opinion he would not trade a view for a staircase. Commissioner Tyler asked if the access points between this project and the project to the north could not be better coordinated even if a General Plan Amendment was needed. Senior Engineer Steve Speer stated it is 800 feet between the two turning movements on the south side of the street. 1 6. Chairman Abels stated he thought the elevators were necessary. 17. There being no further discussion, it was moved and seconded by Commissioners Butler/Tyler to adopt Planning Commission Resolution 2002-042, recommending certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2002-443. ROLL CALL: AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. 18. It was moved and seconded by Commissioners Butler/Robbins to adopt Planning Commission Resolution 2002-043, recommending approval of Zone Change 2002-106, as submitted. ROLL CALL: AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. 19. It was moved and seconded by Commissioners Tyler/Butler to adopt Planning Commission Resolution 2002-044, recommending approval of Site Development Permit 2002-730, approving the elevation with the elevator and the revised conditions: G :\WPDOCS\PC Minutes\5-14-02.wpd 4 Planning Commission Minutes May 14, 2002 a. Condition//80: A six foot block wall shall be required along the eastern property boundary adjacent to the All American Canal. ROLL CALL: AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. B. Site Development Permit 2002-731; a request of WG Properties, LLC for consideration of development plans for construction of a 8,792 square foot office building on a 1.51 acre parcel located at the east side of Washington Street, north of Lake La Quinta Drive, within the Lake La Quinta project area. 1. Chairman Abels asked if there was a motion to continue the project to May 28, 2002 as requested by the applicant. 2. It was moved and seconded by Commissioners Tyler/Robbins to continue the project to May 28, 2002. Unanimously approved. C. Environmental Assessment 2002-444. Conditional Use Permit 2002-069. and Site Development Permit 2002-732; a request of Southern California Presbyterian Homes and the City of La Quinta for: 1) Recommendation for certification of a Mitigated Negative Declaration of environmental impact; 2) consideration of a Conditional Use Permit to allow an 81 unit, single story, senior apartment complex; and 3) Review of development plans for an 81 unit single story, senior apartment complex to be located at the southwest corner of Avenue 47 and Adams Street. 1. Chairman Abels asked for the staff report. Associate Planner Martin Maga~a 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 clarify the need for the eight feet from the curbline to the wall. Staff stated yes, it would be eight feet from back of curb to the wall which is the property line. The Lake La Quinta Homeowners' Association would maintain from the wall to the curb and the applicant would maintain their portion of the property. Commissioner Butler asked if the G:\WPDOCS\PC Minutes\5-14-02.wpd ~ Planning Commission Minutes May 14, 2002 Oleanders could be planted between the block wall and five foot setback. Staff stated they could plant any type of plant. Discussion followed in regard to the property line and the hedge. 3. Commissioner Tyler asked if a noise study had been conducted to determine the level of noise for the street. Staff clarified this street did not warrant a study. 4. Chairman Abels asked the size of the letters on the sign. Staff stated they are proposed for four inches by nine inches. Chairman Abels stated that is too small and should be at least one square foot in area. 5. Chairman Abels asked if the applicant would like to address the Commission. Mr. Ben Beckler, representing SCPH, stated they were available to answer any questions. 6. There being no questions of applicant, Chairman Abels asked if there was any other public comment. Mr. Dutch Dilsaver, 78-835 Dulce Del Mar, deferred his comments to the homeowners' association president. Mr. John Miller, Homeowners' Association President, 47-850 Via Nice, stated they were looking forward to having the project as their neighbor. The only issue was the lack of a block wall between the project and Lake La Quinta. The Oleander hedge is currently the only thing between the two projects. Staff met with them on the site to determine the property line and as explained it falls where the Oleanders are planted. The only two options are to do a lot line adjustment to put the lot line five feet behind the Oleanders or remove the Oleanders and put the block wall on the lot line. 7. Mr. Dutch Dilsaver, 78-835 Dulce Del Mar, stated he wanted the block wall installed prior to the beginning of construction and that the City take care of the chainlink fence along Avenue 47. 8. Ms. Renell Burch 47-145 Via Owieto, stated she was concerned with the Oleanders. These are beautiful and make a nice entry to the project and to rip them out is irresponsible. 9. There being no further public comment, Chairman Abels closed the public participation portion of the public hearing and opened the matter for Commission discussion. G:\WPDOCS\PC Minutes\5-14-O2.wpd I~ _ Planning Commission Minutes May 14, 2002 10. Commissioner Tyler commended the applicant on the project. He questioned Condition //37 and asked that it be changed. He appreciated the fact that the Oleanders have been present for a number of years, but it is known that they are susceptible to a disease prevalent in the desert and he would suggest a wall be constructed. 11. Chairman Abels stated he is experiencing a similar problem with the Oleanders and is therefore in favor of the wall. 12. Commissioner Robbins complimented staff and the architect on the project. In regard to the Oleanders he believes there should be a wall and the Oleanders should be removed because of the amount of water they require. If planting material is desired, it could be planted with a more water efficient plant. The wall should be constructed after the grading. 13. There being no further discussion, it was moved and seconded by Commissioners Tyler/Robbins to adopt Planning Commission Resolution 2002-045 recommending certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2002-444, as recommended. ROLL CALL: AYES: Commissioners Butler, Robbins Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. 14. It was moved and seconded by Commissioners Tyler/Robbins to adopt Planning Commission Resolution 2002-046 approving Conditional Use Permit 2002-069, as recommended. ROLL CALL: AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. 15. It was moved and seconded by Commissioners Tyler/Butler to adopt Planning Commission Resolution 2002-0047 approving Site Development Permit 2002-732, as amended: a. Condition // 37: The swales shall be maintained by the applicants. b. Condition//76: Flat lenses shall be required on carports. G:\WPDOCS\PC Minutes\5-14-O2.wpd Planning Commission Minutes May 14, 2002 c. Condition //81-' A six foot high block wall matching the existing wall along the southern property line shall be constructed prior to construction of any buildings and the Oleander hedge shall be removed. d. Condition //82: "Room and Information" signage shall be one square foot in size. ROLL CALL: AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. Chairman Abels recessed the meeting at 8:46 p.m. and reconvened at 8:51 p.m. D. Specific Plan 99-036, and Site Development Permit 2002-734; a request of Sky West Corporation Centre Group, LLC and the City of La Quinta for: 1) Amendment of the text development standards and design guidelines for a 36 acre Specific Plan, and 2) review of architectural landscape, site, and lighting plans for a two story office building on 2.25 acres located approximately 800 feet east of Adams Street and on the north side of Corporate Centre Drive. 1. Chairman Abels asked for the staff report. Associate Planner Greg Trousdell 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 project butted up against the storage center. Staff indicated the location on the site plan and stated it did not. 3. There being no questions of staff, Chairman Abels asked if the applicant would like to address the Commission. Mr. Robert Wood, construction manager for Sky West Corporation gave a presentation on the project. 4. Chairman Abels asked if there were any questions of the applicant. Commissioner Robbins stated that in the middle of the site there is a storm drain which has no grate with an eight foot hole that is full of trash and is dangerous and should be resolved before anything else happens. His other concern is the wall at the G:\WPDOCS\PC Minutes\5-14-02.wpd 8 Planning Commission Minutes - May 14, 2002 rear of the project; would the well site be walled off or will there be a hole in the wall. Mr. Wood explained there would be a six foot slumpstone wall around the entire facility. Across the wash they are proposing a wrought iron fence to match to the J. Paul property. Commissioner Robbins asked if there was a blank space between this project and the storage area for the District well site. Mr. Scott Gaynor, master developer, explained they would take care of this. 5. Mr. Scott Gaynor, the master developer, stated they supported the project. He also asked that a classification of "retail" be added to Planning Areas //3 and //4. Commissioner Butler asked that a letter be received from the owner of PA //4 for the file granting approval. 6. There being no further public comment, Chairman Abels closed the public participation portion of the public hearing and opened the matter for Commission discussion. 7. Commissioner Tyler noted other miscellaneous changes that should be made on the Specific Plan. 8. Commissioner Robbins stated they will need to reroute a storm drain and get the new outlet approved by CVWD. 9. There being no further discussion, it was moved and seconded by Commissioners Robbins/Butler to adopt Planning Commission Resolution 2002-048 recommending approval of Specific Plan 99- 036, Amendment//1, as amended: a. "Retail" shall be added to Planning Areas //3 and //4 throughout the Specific Plan document, if requested by the property owner. ROLL CALL: AYES: Commissioners Butler, Robbins Tyler, and Chairman Abels. NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None. 10. It was moved and seconded by Commissioners Robbins/Butler to adopt Planning Commission Resolution 2002-049 approving Site Development Permit 2002-734, as recommended: G:\WPDOCS\PC Minutes\5-14-O2.wpd 9