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2005 07 26 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 26, 2005 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Ladner to lead the flag salute. B. Present: Commissioners Ed Alderson, Kay Ladner, Paul Quill and Chairman. Kirk. It was moved and seconded by Commissioners Ladner/Quill to excuse Commissioner Daniels. Unanimously approved. C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Assistant City Engineer Steve Speer, Planning Manager Les Johnson, Principal Planner Fred Baker, Associate Planner Wallace Nesbit, and Executive Secretary Betty Sawyer II. PUBLIC COMMENT: III. CONFIRMATION OF THE AGENDA: A. Chairman Kirk asked if there were any corrections to the Minutes of July 12, 2005. There being none, it was moved and seconded by Commissioner Alderson/Quill to approve the minutes as submitted. IV. CONSENT ITEMS: None. V. PUBLIC HEARINGS: A. Specific Plan 97-029, Amendment No.4; a request of Stamko Development Co. for consideration of a new driveway access on Adams Street and a design change to the internal circulation pattern, internal access, and a retention basin, for the property located on the east side of Adams Street, south of Auto Centre Drive. 1 . Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which was on file in the Community Development Department. Community Development G:\WPDOCS\PC Minutes\7-26-05.doc ) . Planning Commission Minutes July 26, 2005 Director Doug Evans explained the purpose of asking the applicant to provide a focused traffic study. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Alderson asked if the proposed round~a-bout would take more or less land than a conventional intersection. Assistant City Engineer Steve Speer stated it would be about the same. 3. Chairman Kirk asked about the condition requiring a traffic study and whether or not it would affect the A venue 471 Adams Street intersection. Assistant City Engineer Steve Speer stated no. Staff was focusing on northbound to left bound traffic at Highway 111 . Chairman Kirk asked if Avenue 47/Adams Street intersection was complete. Staff stated that it is budgeted for the current fiscal year. 4. Chairman Kirk asked if the applicant would like to address the Commission. Ms. Chris Clarke, Stamko Development Co., discussed the location of the round-a-bout. She explained some of the issues such as truck access from Wal-Mart would not be able to make the turn. She does not object to the round-a-bout, but would like to request no public parking be allowed. She then explained the purpose of the new internal circulation pattern. 5. Chairman Kirk asked if there were any questions of the applicant. There being none, Chairman Kirk asked if there was any other public comment. There being none, the public participation portion of the hearing was closed and open for Commission discussion. 6. Commissioner Alderson asked if any of the previous traffic studies could be used for this change. Assistant City Engineer Steve Speer stated no; the proposed change will change the traffic flow and the study is therefore needed. He went on to explain the circulation patterns and what problems staff anticipates will occur. 7. Commissioner Quill asked if staff was requesting a full traffic study or a look at the models as it relates to the new intersection to see if there are any impacts or significant. Staff stated they are looking for a focused study to make sure the City has the traffic generation numbers correct. The Wal-Mart study underestimated the amount of traffic significantly, such as the amount of traffic making left turns off Highway 111 into the Wal-Mart center. When the Sam's Club traffic study was completed, the numbers G:\WPDOCS\PC Minutes\7-26-05.doc 2 Planning Commission Minutes July 26, 2005 were increased to take this into account for Dune Palms Road. Now, with this project, ~taff is looking at the traffic on Adams Street. 8. Commissioner Ladner asked staff to explain how the traffic flow would change. Staff explained that by constructing the proposed new street it will generate traffic traveling to the west, then going north to Highway 111 . 9. Commissioner Quill asked if staff agreed with the round-a-about . and the truck traffic. Staff explained the round-a-bout is designed with a truck apron to allow the distance needed for the trucks to negotiate the intersection. 10. Chairman Kirk asked if the undeveloped areas hadan approved site plan submitted. Staff stated no. Chairman Kirk asked if a big box were proposed for this site, would another traffic study be required. His concern is that whatever is proposed for the site would require another traffic study. Community Development Director Doug Evans explained staff's concerns regarding traffic in this area. Discussion followed regarding circulation and traffic issues of the site. 11. Commissioner Quill asked if a tentative parcel map been filed. Staff stated it has a final recorded map. Commissioner Quill asked if lot line adjustments would be required for the proposed change. Staff stated it would require a new map and the reconfigurationis not known at this time. Commissioner Quill questioned the ability to create larger lots. Staff stated there is the potential to create a larger lot. Discussion followed regarding the traffic study. 1 2. Chairman Kirk asked if a traffic study was not done now I would staff recommend a study be required as part of the site development permit process for this site. Staff stated it could be done at that time, but the burden is then on one parcel. If the study is required as the site builds out, the burden of the traffic study is placed on several individual parcels. In so doing, the City loses the ability to condition the needed street improvements on the entire site. Chairman Kirk stated he is has an easier time putting the burden on an applicant that is going to generate traffic in this area rather than placing the burden on this applicant who is improving the internal circulation and not generating any additional lease, revenue, or profit. It does not logically seem right. :~~. G:\WPDOCS\PC Minutes\7-26-05.doc 3 IJ Planning Commission Minutes July 26, 2005 13. Commissioner Ladner stated the site is poorly planned and she too has a problem burdening this applicant with the costs involved to solve the problem. Staff stated the master developer has the opportunity to pass the costs on, rather than putting the cost on each parcel owner. 14. It was moved and seconded by Commissioners Alderson/Ladner to adopt Planning Commission Resolution 2005-031 recommending certification of an Addendum to Environmental Assessment 97- 337, as recommended. ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. 15. It was moved and seconded by Commissioners Quill/Alderson to adopt Planning Commission Resolution 2005-032, recommending approval of Specific Plan 97-029, Amendment No.4, as amended: a. Condition #38.A.2.a. Deleted. ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. Commissioner Quill asked staff to report back on the Christmas storage containers for the large box users and how they will be screened. B. Village Use Permit 2005-027; a request of South West Concepts for consideration of development plans, including a Parking Management Agreement, for the construction of a ..±.1 0,709 square foot two-story retail/office building in the Village at La Quinta. 1 . Chairman Kirk excused himself due to the close proximity of his residence and this application and left the dais. 2. Vice Chairman Quill opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which was on file in the Community Development Department. 3. Vice Chairman Quill asked if there were any questions of staff. Commissioner Alderson commended the applicant on the G:\WPDOCS\PC Minutes\7-26-05.doc 4 fJ Planning Commission Minutes July 26, 2005 application. His concern is on a zero lot line on the westerly face, there is a two-story building backing up to a narrow parking lot and this building will be overwhelming. He asked if the treatment proposed for this elevation would be a tile application or painted. Staff stated it will be recessed with a tile inset. It is difficult as the applicant cannot protrude out past the property line. Commissioner Alderson stated he agrees this treatment is better than a mural. 4. Vice Chairman Quill asked if the applicant would like to address the Commission. Mr. Steve Nieto, Southwest Concepts, gave a presentation on the project. He requested the discretion on what materials would be used on the front of the building. 5. Vice Chairman Quill asked if there was any detail proposed in the wrought iron as well as whether or not the tile would be· two- piece. Mr. Nieto stated there is some detail in the wrought iron. In regard to the tile, it will be a fully mudded two-piece tile. 6. Commissioner Alderson asked if the pedestrian walkway was going to be expanded. Staff discussed this with the applicant and asked that it be widened to eight feet. Mr. Nieto stated they were willing to widen it to eight feet. 7. Vice Chairman Quill asked if there was any other public comment, there being none, the public participation portion of the hearing was closed and open for Commission discussion. 8. Commissioner Ladner asked if there were any other lots available for parking in the area. Community Development Director Doug Evans explained the City's plans to alleviate the parking issues in the Village. 9. Vice Chairman Quill asked about the two parking spaces that abut the adjoining lot. WíII these lots connect to the lot next door in the future? Staff stated the applicant needed to provide as many parking spaces as possible. Community Development Director Doug Evans stated that should the adjoining site ever develop in such a manner to allow the connection, the opportunity is there. 6. It was moved by Commissioners Alderson/Ladner to adopt Planning Commission Resolution 2005-033, approving Village Use Permit 2005-027, as amended G;\WPDOCS\PC Minutes\7-26-05.doc 5 Planning Commission Minutes July 26, 2005 a. Condition added: The pedestrian walkway will be widened to eight feet. b. Condition added: the three parcels shall be merged and recorded. ROLL CALL: A YES:Commissioners Alderson, Daniels, Ladner, Quill and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. Chairman Kirk rejoined the Commission. C. Site Development Permit 2005-814; a request of Entin Family Trust for consideration of revised architectural plans for construction of a ±23,760 square foot two-story office building located on the east side of Washington Street, ± 960 feet north of Fred Waring Drive. 1 . Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which was on file in the Community Development Department. 2. Chairman Kirk asked staff about a reciprocal access with the adjoining property. Staff explained the considerations staff made in regard to requiring this applicant to provide a reciprocal access with the adjoining property. Community Development Director Doug Evans stated that after reviewing the applicant's request it was determined the applicant was requesting architectural changes only and after reviewing the problems with a reciprocal access, staff determined it was not appropriate at this time. 3. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Albert Barcelo, representin9Ware Malcomb Architects, explained their request was only for architectural changes to hide the mechanical equipment on the roof. 4. Chairman Kirk asked if there was any other public comment, there being none, the public participation portion of the hearing was closed and open for Commission discussion. 5. Commissioner Quill asked if there was any. way to resolve the access at a later date. When the 25-acre and one acre piece come in for development review, can it be addressed at that time? Staff explained they were reviewing a preliminary site plan for the 25- G:\WPDOCS\PC Minutes\7-26-05.doc 6 Planning Commission Minutes July 26, 2005 acre parcel. Staff is asking the developer to develop the entire site as a community commercial project. In regard to the one-acre parcel, staff is trying to replicate what was done .on Washìngton Street in front of Lake La Quinta which is to allow a right-turn in and out onto Washington Street. Then require the par<:el to either have that access turn into a dual access to be shared with the adjoining property, or an access that would go away if they provide a reciprocal access to the adjoining property. This is an option when either the 25-acre or one acre parcel is developed. 6. It was moved by Commissioners LadnerlQuill to adopt Planning Commission Resolution 2005-034, approving Site Development Permit 2005-814, Amendment #1 as recommended. ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of July 19, 2005. B. Department report: Community Development Director Doug Evans introduced a new member of the staff, Les Johnson, the City's new Planning Manager. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Ladner/Daniels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on August 9, 2005, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:46 p.m. on July 26, 2005. Respectfully submitted, ~?i~rfe~:cretarY City of La Quinta, California G:\WPDOCS\PC Minutes\7-26-05.doc 7