2003 10 28 PC Minutes MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
October 28, 2003 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 Kirk who asked Commissioner Abels to lead the flag
salute.
B. Present: Commissioners Jacques Abels, Rick Daniels, Paul Quill, Robert
Tyler, and Chairman Tom Kirk.
C. Staff present: Community Development Director Jerry Herman, Assistant
City Attorney Michael Houston, Assistant City Engineer Steve Speer,
Planning Manager Oscar Orci, Associate Planner Martin Maga~a, and
Executive Secretary Betty Sawyer.
.11. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
A. Chairman Kirk informed .everyone that Business Item B would be
continued to November 25, 2003, as the appellant and their attorney had
not been given sufficient notice of this meeting. It was moved and
seconded by Commissioners Abels/Tyler to confirm the Agenda as
revised.
IV. CONSENT ITEMS:
1. Chairman Kirk asked if there were any corrections to the Minutes of
October 14, 2003. Commissioner Tyler asked that Page 5 Item #17, be
corrected to read, "...if pedestrian access ways..."; Page 7 Item 23.a
corrected to read, "providing pedestrian access..."; Page 7 Item 23.b.
corrected to read, "The truck access and loading dock(S) shall be
moved..."; Page 9 Item #8 corrected to read, 'Commissioner Tyler
reviewing signs on the other Marshals and PetsMart buildings in other
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October 28, 2003
cities in the Coachella Valley.."; Page 13 Item H.3.corrected'to read
"joint exercise"; and Page 14, Item I. 1 corrected to read, 'Commissioner
Tyler stated that due to the stated position o~ the City Council .... ~. There
being no further corrections, it was moved and seconded by
Commissioners Abels/Quill to approve the minutes as .amended.
Unanimously approved.
2, Department Report: None~
V. PUBLIC HEARINGS:
A. Continued - Environmental Assessment 2003-479~ General .Plan
Amendment 2003-094, Zone Change 2003-115, and Tentative Tract
Map 31348; a request of Madison Development, LLC, for Certification of
a Mitigated Negative Declaration of environmental impact; General 'Plan
Amendment and Zone Change to change the land use and zoning
designations from Medium Density Residential and Community
Commercial to Low Density Residential and the subdivision of 47.72
acres into 73 lots for the property located at 46-201 Washington Street.
1. Chairman Kirk opened the public hearing and 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. Staff noted the
changes to Conditions #55.A. 1 .a, #55,B,1., #76, and deletion of
#80 and some changes to the Mitigation Monitoring Report for the
Environmental Assessment in regard to the open space (Section
IV.a-f).
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Quill asked about the wall with a slight concrete
uV" ditch as he is concerned about the drainage to the residents.
Staff suggested the applicant answer the question. Commissioner
Quill confirmed the entrance, on WaShington Street, was a right-
in/right-out only. Staff stated yes.
3. - Commissioner Daniels stated his concern about the erosion of
commercial and higher density zoning designations. He
understands the previous applications may not have been
appropriate to allow commercial development for this land, bUt are
there other areas that can be rezoned to allow for the loss 'of
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October 28, 2003
commercial lands. Staff stated there were several areas to the
south that were rezoned commercial. Commissioner Daniels
stated that the City needs to try and replace these 'zoning
designations in different areas as they are deleted. Second, h· has
a concern about the access into the site. There is a constant flow
of traffic turning south onto Washington, plus the traffic turning
into the shopping center, and anything other than a right in;right
out would be a disaster. He does not like the plan, but he knows
of nothing that would work better. There should be stacking for
more than two cars. Staff stated there was a memo handed out
to the Commission to amend the condition concerning this issue.
Assistant City Engineer Steve Spear clarified the stacking, for three
cars is limited to three cars for visitors only. The residents will
have a separate access gate.
4. Chairman Kirk asked if other access points were considered.
Assistant City Engineer Steve Spear stated it is restricted to a
right- in/right-out and they need to have two access .points. They
could not move any further south due to the Singing Palms
development.
5. Commissioner Quill asked if staff ever considered combining it
with the entrance to the Vons shopping center. Staff stated they
did not believe it was the best solution.
6. Commissioner Daniels asked if the cul-de-sac was a pedestrian
access to the shopping center. Staff stated no, it was access to
the house on the hill. Commissioner Daniels asked how'far back
the shopping center went in relation to this development. Staff
indicated it went the length of the homes. Commissioner Daniels
asked about a pedestrian access to the Center. Staff stated it was
not discussed. Staff stated it is not a safe access as it is a loading
area.
'7. Commissioner Tyler stated that on the tract map, the product line
1 and 2 are not discussed anywhere else in the report, and the
total number of buildable.lots do not add up. Staff stated the
elevations will be brought back to the Commission at a later date.
The lot count difference is due to the redesign of the entrance.
Commissioner Tyler asked that the name of the shopping center '
should be Plaza La Quinta and not V ons. In the Resolution for the
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Environmental Assessment there are a 10t of numbers that are not
correct. Commissioner Tyler asked if there were to be any two
story homes. Staff stated the applicant has indicated they will all
be one story. Commissioner Tyler asked why then ~on Page 35,
footnote 6 does it calls out what lots will be single story. Staff
stated because the applicant has not submitted the homes for
review and the lots are next to Washington Street, an Image
Corridor. Commissioner Tyler asked that No. 7 be corrected to
define what staff is wanting in regard to turning movements onto
CreStview Drive. He then asked why this is the only place where
a restriCtion on Crestview Terrace is mentioned and asked if this is
needed. Staff stated it is restricted to a left turn only.
Commissioner Tyler stated it should be stated in the staff report
and. conditions. He questioned Condition 11 in regard to bus turn
out and stated it needed to be changed. He would like some
prohibition as to the construction traffic on Highland Palms.
Commissioner Tyler asked about a buffer for the wall.
8. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Rick Wilkerson, Madison Development,
addressed the questions expressed by the Commission. In regard
to the pedestrian access, he has never found it to be successful to
have access through a commercial center to the residential homes.
In regard to access, they looked at several different alternatives
including purchasing the first two houses in Singing Palms but
came to no resolve. They are trying to maintain the heritage,
serenity, views, and yet have the property owners enter through a
gate that is aesthetically suitable for a residential development.
This access has been here for a number of years and they believe
this is the best alternative to what has been a long standing issue.
In regard to the drainage off the mountain, it is provided off Lot
63. They have no interest in having two story homes. There will
be no construction traffic entering off Highland Palms. They have
agreed with the Singing Palms residents to use Lot 9 as the
construction entrance. A wall will buffer the area between Vons
and their site. The elevation of the center is three feet below theirs
and they want to protect their customers. The focus of the homes
that back up to the commercial center is to have a back yard, but
the focal point will be on the front yard. In regard to stacking,
they are providing for four cars. Finally, they would like to have
some consideration to the street names they are proposing.
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9. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Quill asked if the palm trees would be salvaged.
· Mr. Wilkerson stated they had started several' preventative
programs three months ago. One being a rodent cOntrol program.
In regard to the trees, they have earmarked 100 trees'that may
have some value. They have negotiated to have up to 100 trees
removed and they will replace them with the same number of
trees, at.the same height, but healthier. Commissioner Quill asked
how they would handle the drainage off the mountain into the
back yards. Mr. Chris Bergh, MDS Consulting, explained the
' process they would be using.
10. Commissioner Tyler asked about the possibility of boulders that
could come down. Mr. Bergh stated a soils engineer is analyzing
the hillside and preparing a report in regard to this issue and they
would act accordingly.
11. Chairman Kirk asked if they would be taking any'other historical
steps to retain the historical flavor of the site. Mr. Wilkerson
stated they will be reproducing the gates to maintain the look into
the development. A plaqUe would be placed on the gate stating
the history of the site as well as something at the open space that
talks about the history.
12. Chairman Kirk asked if there was any other public comment. Mr.
Robert Cox, 78-315 Crestview Terrace, stated he is generally in
favor of the project, but they have two issues; the entrance off
Washington Street and entrance off Highland Palms. They have
no issue if Highland Palms is an emergency access only· They
definitely have an objection to any construction traffic on Highland
Palms.
13. Mr. Don Recktor 46-450 Cameo Palms drive, stated his concerns
have already been discussed by the Commission. He thanked the
developer for meeting with them regarding the project and does
generally support the project. His concern is fOr the traffic turning
out onto Washington Street. He suggested the left turn into the
shopping center should be eliminated.
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14. There being no other public comment, the public hearing was
closed and open for Commission discussion. -.
15. Commissioner-Tyler stated the southbound right-hand lane, north
of Highway 111, on Washington Street use to be a right turn only,
now traffic can either go straight, or. make a right turn. After it
crosses Highway 111 it merges back into two lanes; can this be
changed back? Assistant City Engineer Steve Speer explained this
lane would be going away with the completion of the Washington
Park project and the build out of Washington Street. ..
16. Commissioner Daniels stated there are a number of concerns, but
he believes they have addressed them as best they can.
17. Commissioner Quill stated he too.is very concerned with the traffic
at the corner, but also does not know how it can be resolved. He
thinks there may still be some opportunity to combine the access
with the development and the Center.
18. Chairman Kirk stated he would like to see staff cOntinue to work
on this issue and present alternatives to the City Council.
19. Commissioner Quill stated he does not see anywhere in the
Environmental Assessment where a traffic consultant was
consulted. They may be able to shed some light on alternatives.
20. Chairman Kirk asked if there was any discussion during the
Environmental Assessment regarding traffic and circulation.
Assistant City Engineer Steve Speer stated a traffic study was not
required due to the Iow volume of traffic.
21. Commissioner Quill stated he did not believe it was a traffic issue
as much as a design issue.
22. Commissioner Daniels agreed with alternatives being pursued, but
stated he does not see how it can be resolved. He believes the
developer has done all he can do.
23. Chairman Kirk stated this will be a great development, but he still
has concerns with the loss of medium density residential and
commercial land. He does understand the adjoining neighborhood
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wanting this site downsized, but the constant downsizing is a
concern. He also would not want to give up on the opportunity to
resolve some long-standing problems with .the traffic/circulation at
Highway 111 and Washington Street.
24. There being no further discussion, it was moved and seconded by
Commissioners Abels/Daniels to adopt Planning. Commission
Resolution 2003-082, recommending certification of a Mitigated
Negative Declaration of enVironmental impact for Environmental
Assessment 2003-479, as amended:
a. SectiOn 8: change the acreage from 43.1 to 37.72.
b. Section IV.a)-f) replace with "The project proposes to have the
rear .yards open to the hillside, along the western boundary of
the project. There may be conflicts which could occur as a
result of the project including access for Bighorn sheep tO
poisonous plants in the project landscaping and conflicts with
domestic animals. These impacts can be mitigated by requiring
the applicant to implement the mitigation measures below that
will reduce potential impacts to biological resources to a less
than significant level.
!) Should demolition, grubbing, earth moving or
construction be planned for initiation between February
15 and September 30, a field survey shall be conducted
to determine whether birds under the jurisdiction of the
Migratory Bird Act are nesting on the property. 'Should
such nests be identified, buffer areas in conformance
with the Act, but no less than 5'0 feet in all directions,
shall be established where no construction activity is
allowed, until such time as the biologist determines that
the nesting birds have discontinued use of the nest; The
required field survey shall be submitted to the
Community 'Development Department' for review and
approval prior to the issuance of the first permit for
i demolition, grubbing, grading o'r building on the site.
2) A three person committee shall be formed, consisting of
a representative of the Homeowners' Association (HOA),
a representative of the California Department of Fish and
Game (CDFG), and the Community Development
Director. The purpose of the committee shall be to
assess the need for a fence/wall to keep Peninsular
Bighorn Sheep from entering the .project site. The
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committee shall monitor sheep activity throUgh.various
means, including interviews with residents and visitors,
and any available scientific data available and/or funded
by the HOA. If bighorn sheep are seen on the 'project
site, the committee shall require that the HOA, at its
expense, construct an 8-foot fence along the property
line between the project and the hillside. Gaps in the
fence should be 1 1 centimeters or less. At the request
of CDFG, temporary fencing may. be required between
the time that sheep are seen on the site and the time
that permanent fencing is required. The committee shall
exist for a period of 10 years, unless bighorn sheep are
documented to no longer inhabit the Santa Rosa
Mountains. At the end of ten (10) years, if any one
member of the committee deems it necessary for the
committee to continue, it shall do so until such time that
it is dissolved by a unanimous vote of all its members.
3) The project applicant shall either provide an easement to
the City, or evidence of dedication to a non-profit
organization, to be approved by the City prior to
recordation of the final map, ensuring that the
preservation of lot 73 as open space in perpetuity." The
lot shall also be a lettered lot on the Final Tract Map.
4) Blasting and pile-driving, or other excessively loud
construction activity, shall be prohibited from January 1
through June 30 of each year.
$) All lighting on the project site shall be directed away
from the .hillsides. The project CC&Rs shall include this
prohibition for individual homeowners.
6) Plants toxic to bighorn sheep shall be prohibited on the
site. The project proponent shall secure a clearance
letter from a qualified biologist, certifying the suitability
of the plant palette for the project site. The project
CC&Rs shall include this prohibition for individual
homeowners.
r 7) The CC&Rs for the project shall prohibit dogs from
running loose in the project site.
8) The CC&Rs for the project shall include a provision
prohibiting access by either persons or animals to the
adjacent hillsides.
9) Prior to the issuance of grading permits', the applicant
shall submit a plan demonstrating that all pesticides,
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fungicides, herbicides and fertilizers used on the site,
during both construction and operations, are not harmful
to wildlife. The plan shall be submitted '.to the
Community Development Department for review and
approval.
c. Section XV (a-g): Traffic restrictions on westbound.'traffic for
Singing Palms residents on Crestview Terrace~ shall be limited
to a left turn only onto Highland Palms Drive.
d. Correct Lot numbers to reflect project proposal.
e. Section V(1 ): Add wording, ~the first occupancy permit', and
delete 'any grubbing or grading permit."
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT:
-None.
22. It was moved and seconded by Commissioners Abels/Daniels to
adopt Planning Commission Resolution 2003-083, recommending
approval of General Plan Amendment 2003-094, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill', Tyler, and
Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT:
None.
23, It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2003-084i recommending
· approval of Zone Change 2003-11 5, as recommended:
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill; Tyler, and
Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT:
None.
24. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2003-085, recommending
approval of Tentative Tract Map 31348, as amended:
a. No two stow houses shall be allowed
b. No construction access shall be taken off of Highland Palms.
c. The visitor/vendor access shall have stacking for four cars.
d. Traffic restriction on westbound traffic for .Singing Palms
residents on Crestview Terrace shall be limited to a left turn
only onto Highland Palms Drive.
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e. Condition #55.A.1.a.: change 150 feet to 11,5 feet for the
deceleration lane.
f. Condition #55.B.1 .: change 39 foot to 37 foot for the right' of
way.
g. Condition #76: Replace with 'Prior to issuance of the first
Certificate of Occupancy for the site, the project proponent
shall submit an Oral History to the Community development
Department and the La Quinta Historical Society. The oral
history shall be prepared in accordance with the City's and the
Society's standards for such documents.'
h. Condition #82: Add flexibility in the street names to allow
other names than proper names shall be allowed as long as it is
consistent with the General Plan and keeps the cultural heritage
of the site.
i. Condition #84: Revise to read: "Should demolition, grubbing,
earth moving or construction be planned for initiation between
February 15 and September 30, a field survey shall be
conducted to determine whether birds under the jurisdiction of
the Migratory Bird Act are nesting on the property. Should
such nests be identified, buffer areas in conformance with the
Act, but no less than 50 feet in all directions, shall be
established where no construction activity is allowed, until
such time as the biologist determines that the nesting birds
have discontinued use of the nest. The required field survey
shall be submitted to the Community Development Department
for review and approval prior to the issuance of the first permit
for demolition, grubbing, grading or building on the site.
j. Condition #85: A three person committee shall be formed,
consisting of a representative of the Homeowners' Association
(HOA), a representative of the California Department of Fish
and Game (CDFG), and the Community Development Director.
The purpose of the committee shall be to assess the need for a
fence/wall to keep Peninsular Bighorn Sheep from entering the
project site. The committee shall monitor sheep activity
through various means, including interviews with residents and
visitors, and any available scientific data available and/or
funded by the HOA. If bighorn sheep are seen on the project
site, the committee shall require that the HOA, at its expense,
construct an 8-foot fence along the property line between the
project and the hillside. Gaps in the fence should be 11
centimeters or less. At the request of CDFG, temporary fencing
may be required between the time that sheep are seen on the
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site and the time that permanent fencing is required. The
committee shall exist for a pori0d of 10 years, unlos Bighorn
sheep are documented to-no longer inhabit the Santa Rosa
Mountains. At the end of ten (10) years, if any one member of
the committee deems it necessary for the committee to
continue, it shall do so until such time that it is dissolved by a
unanimous vote of all its members.
k. Condition #86: The project applicant shall either provide an
easement to the City, or evidence of dedication to a non-profit
organization, to be approved by the City prior to recordation of
the final map, ensuring that the preservation of Iot'73 as open
space in perpetuity." The lot shall also be a lettered lot on the
Final Tract Map.
I. Condition #87: Blasting and pile-driving, or other excessively
loud construction activity,.' shall be prohibited from January 1
through June 30 of each year.
m. Condition #88: All lighting on the project site shall be directed
away from the hillsides. The project CC&Rs shall include this
prohibition for individual homeowners.
n. Condition #89: Plants toxic to bighorn sheep shall be
prohibited on the site. The project proponent shall secure a
clearance letter from a qualified biologist, certifying the
suitability of the plant palette for the project site. The project
CC&Rs shall include this prohibition for individual homeowners.
o. Condition #90: The CC&Rs for the project shall prohibit dogs
from running loose in the project site.
p. Condition #91: The CC&Rs for the project shall include a
provision prohibiting access by either persons or animals to the
adjacent hillsides.
q. Condition #92: Prior to the issuance of grading permits, the
. applicant shall submit a plan demonstrating that all pesticides,
fungicides, herbicides and fertilizers used on the site, during
both construction and operations, are not harmful to wildlife.
The plan shall be submitted to the Community Development
Department for review and approval.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None, ABSTAIN: None. ABSENT:
None.
B. Specific Plan 2003-063~ Tentative Tract Maps 31310 and 31311 and
Site Development Permits 2003-766 and 767; a reqUest of Santa Rosa
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Development and the City for consideration of two residential projects; a
149 unit senior residential project and a 36 unit single familY market rate
project on 31.51 acres.
1. Chairman Kirk opened the public hearing and asked 'for the staff
report. Planning Manager Oscar Orci 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 asked the location of the well sites; Staff
stated one is off of Avenue 48 and the other is at the northwest
corner of the property.
3. Commissioner Daniels asked about the garage setback for the
senior project. Staff stated ten feet and explained it is to allow
' some turning movements in' the street. Commissioner Daniels
clarified this is a driveway. Staff clarified it is a shared driveway.
4. Commissioner Tyler stated that on the market-rate houses it
appears they have 12 feet but only for the side-loaded garages.
There is a main driveway longer than that for the'two .car garages.
Staff stated it is the same for the market rate and went over the
housing layouts to explain. Commissioner Tyler stated it should be
clarified in the Specific Plan. He noted the height restrictions of
22 feet were noted for Avenue 48, but Adams Street had the
same restriction and should be included in the conditions. Staff
stated it would be the same for both streets. Commissioner Tyler
asked for clarification on the deed restrictions for the casitas units.
Staff explained it was to record a covenant against the' casitas to
impose a use restriction on the unit. The applicant has requested
a blanket use permit with this Specific Plan. Commissioner Tyler
asked how far the senior units were from the.WalMart Center, and
what buffering would be provided. Staff stated there is an
alleyway and then a building and went on to explain the
i landscaping buffering. Commissioner Tyler asked if the Fire
Department was comfortable with the cul-de-sac requirements.
Staff stated they were. Commissioner Tyler asked that the
wording be clarified as to when the final inspection would take
place.
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5. Commissioner Quill asked if the CC & R would restrict on-street
and driveway parking. Staff stated on-street parking is alloWedon
the streets. Commissioner Quill asked if parking was allowed on
the private common driveways. Staff stated it was.~discussed to
ensure there was enough space for turning movements and it
could be added to the conditions to have it placed in the CC&R's.
6. Chairman Kirk asked if this was the only time this project would be
before the Commission. Staff stated that is correct. Chairman
Kirk'asked if an Affordable Housing Agreement had been approved
by 'the City. Staff stated it had been approved by the City.
Chairman Kirk asked if this would help the City to meet its RHNA
numbers. Staff stated the City had met its RHNA numbers for this
segment and this project help toward reaching the next segment
of housing numbers. Chairman Kirk asked if this was helping us
reach Our Redevelopment Housing numbers. Staff stated the City
was progressing toward its target. Chairman Kirk asked if HoUsing
Element requirements addressed seniors. Staff stated the City had
two goals: providing housing for seniors and providing housing for
large family households. Chairman Kirk asked why the City is
targeting seniors only for this project. Community Development
Director Jerry Herman stated this site was difficult because of the
development to the south. The resolution reached between the
City and that development was for a senior project. Chairman Kirk
asked about the Architecture and Landscaping Review Committee
comments. Staff stated the ALRC approved the project and asked
that certain plants be removed from the plan. Chairman Kirk asked
whether this project was downsizing the zoning for .this area.
Staff stated it was consistent with the density requirements for
the area. The market-rate homes are lower, but the senior project
does comply with the 8-units to the acre. Chairman Kirk asked
how many high density sites there are in the City. Staff noted the
areas that were zoned high density. Chairman .Kirk asked if this
project complies with the Water Efficiency Landscape Ordinance.
Staff stated yes, but it will need to be fine tuned to ensure that it
complies with the newly adopted changes. Chairman Kirk asked if
an access was considered from the senior project to the
commercial project to the north. Staff stated yes, but no safe
connection was found.
7. Commissioner Tyler asked if all the senior units were affordable.
Staff stated yes, to the moderate income indiViduals.
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8. Commissioner Quill asked if the three foot setbacks meant there
would be a wall between the units on the senior project..' Staff
stated there is a walled off patio ' area, that will serve to separate
the units.
9. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Hal Lench, RGC, applicants, stated that the
CC&R do indicate where the parking is restricted. In regard to the
Homeowners' Association (HOA), they will maintain the'six feet
between the units and there are no fences. He then gave a history
on the property as to why they came to the density they have
planned the site for. Community Development Director Jerry
Herman stated the City's Redevelopment Agency still owns the
property but has entered into an Affordable Housing Agreement
with the applicant to ensure that 149 senior units are constructed.
If any changes were proposed, the Agency would have to agree to
those changes,
10. Chairman Kirk asked if there were any questions of the applicant,
Commissioner Abels asked what the price range would be for the
market-rate homes. Mr. Lench stated $400-500,000. The seniors
will be substantially lesS, Commissioner Abels asked if they
expected any objections from the market-rate owners tO having
the senior project within theirs. Mr. Lench stated no. They have
found it to be a very favorable mix.
11. There being no further questions of the applicant, Chairman Kirk
asked if there was any other public comment. There being none,
Chairman Kirk closed the public hearing and opened the matter for
Commission discussion.
12. Commissioner Tyler stated he has one concern' in regard to the
seniors handling the ten foot driveways. Assistant City Engineer
i Steve Speer stated staff was as well and the applicant laid it out
on a parking lot and it was found to work very well.
13. Chairman Kirk stated he is concerned with the mix of affordable
units with the market-rate homes. We have packed as many
single family detached product as possible into a relatively small
site. There are very narrow spaces between the homes and the
fact that they are seniors, this allows it to happen. He does not
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like the urban design of this project and he would prefer it
resemble the Miraflores development. He cannot support this
project because of this and not to any fault of the developer.
25. There being no further discussion, it was moved and secOnded by
Commissioners Tyler/Abels to adopt Planning Commission
Resolution 2003-086, recommending approval 'of .Specific. Plan
2003-063, as amended:
a. Condition #2: ~...within 150 feet of Avenue 48 and Adams
Street"
b. Page 14 of the Specific Plan clarified to indicate which
building will be required to have final inspection before the
infrastructure is finished.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill,. and Tyler.
NOES: Chairman Kirk. ABSTAIN: None. ABSENT: None.
26. It was moved and seconded by Commissioners Abels/Daniels to
adopt Planning Commission Resolution 2003-087, recommending
approval of Tentative Tract Map 31~310, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, and Tyler.
NOES: Chairman Kirk. ABSTAIN: None. ABSENT: None.
25. It was moved and seconded by Commissioners 'Abels/Tyler to
adopt Planning Commission Resolution 2003-088, recommending
approval of Site Development Permit 2003-767, as recommended.
ROLL CALL: AYES: CommiSsioners Abels, Daniels, Quill, and Tyler.
NOES: Chairman Kirk. ABSTAIN: None. ABSENT: None.
26. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2003-089, recommending
I approval of Tentative Tract Map 31 311, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSTAIN: None. ABSENT:
None.
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Planning Commission Minutes
October 28, 2003
27. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2003-090, recommending
approval of Site Development Permit, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler,' and
Chairman Kirk. NOES: None. ABSTAIN: None...ABSENT:
None.
VII. BUSINESS ITEMS:
A. Use Interpretation for Zoning Code Section 9.65; a request of the City for
consideration of whether or not a car wash is an allowed use in the
Village Commercial District.
1. Chairman Kirk asked for the staff report. Community Development
Director Jerry Herman 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 he did not believe this was an
acceptable area for car washes.
3. Commissioners Quill, Abels, Tyler, and Daniels agreed
4. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Ted Newell, applicant, explained he was looking
for a conceptual approval for what he believes will be a beautiful
carwash. He believes there is a need for-this use in this location.
5. Commissioner Abels asked if he had any recourse to the City
Council. Staff stated no.
.6. Chairman Kirk stated he did not believe it was the design of the
carwash the Commission was reacting to but rather the use in this
location.
7. There being no further discussion and no other public comment,
Chairman Kirk closed the public comment portion of'the meeting and
opened the matter for Commission discussion.
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Planning .Commission Minutes
October 28, 2003
$. It was the consensus of the Commission that the use interpretation
does .not allow for a car wash in the Village zoning district. Mr.
Newell asked if the Commission would find a drive-through
restaurant more acceptable on this site. Staff stated it is a
permitted use, but would require a Village Use Permit which again
would require Planning Commission approval.
B. Appeal of Public Nuisance Case 9693; a request of Robert and Barbara
Valdivia for an appeal of a public nuisance at 54-360 Avenida Juarez.
1. Chairman Kirk informed everyone that this item .was being
continued to the meeting of November 25, 2003.
2. It was .moved and seconded by Commissioners Abels/Tyler to
continued November 25, 2003. Unanimously approved.
C. Semi-Permanent Downtown Village Sign Program; a request of the City
for consideration of a modification to the sign program in the Village
Commercial District
1. Chairman Kirk asked for the staff report. Community Development
Director Jerry Herman 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.
3. There being no further questions of staff and no other public
comment, Chairman Kirk closed the public participation portion of
the meeting and opened the matter for Commission discussion.
4. There being no further comment, it was moved and seconded by
Commissioners Daniels/Abels to adopt Minute Motion 2003-O19
accepting staff recommendations. Unanimously approved.
IX. CORRESPONDENCE AND WRITTEN MATERIAL:
X. COMMISSIONER ITEMS:
1. There was no report on the City Council meeting of September 16, 2003.
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October 28, 2003
XI. ADJOURNMENT:
. .
There being no further business, it was moved and seconded by Commissioners
Abels/Daniels to adjourn this regular meeting of the Planning Commission to a.regular
meeting of the Planning Commission to be held on November 25, 2003,. at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 9:13 p.m.
Respectfully submitted,
-/~Be~ty ~. Sa~Vyer, Execd~ive Secretary
· ~ City of~_--~ Quinta, California
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