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2006 01 24 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Ouinta City Hall 78-495 Calle Tampicor La Quintar CA January 24r 2006 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 Ladner to lead the flag salute. B. Present: Commissioners Ed Aldersonr Richard Danielsr Kay Ladnerr Paul Ouillr and Chairman Tom Kirk. C. Staff present: Community Development Director Doug Evansr Assistant City Attorney Michael Houstonr Public Works Director Tim Jonassonr Planning Manager Les Johnsonr Principal Planner Stan Sawar Associate Planner Wallace Nesbitr and Consulting Planner Nicole Crister and Executive Secretary Betty Sawyer II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any changes- to the Minutes of the January 10r 2006 regular meeting. There being no changes to the minutesr it was moved and seconded by Commissioners Daniels/Alderson to approve the minutes as submitted. V. PUBLIC HEARINGS: None. A. Continued - Environmental Assessment 2005-550, General Plan Amendment 2005-106, Zone Change 2006-126r Specific Plan 83-002, Amendment #5, and Tentative Parcel Map 32752; a request of Ray Shaffer for consideration of: 1) a Negative Declaration of environmental impact; 2) a General Plan Amendment and Zone Change from golf Course to Low Density residential; 3) a Specific Plan to allow the conversion of 2.3+ acres of existing golf course/common area to residential use; and 4) review of a Parcel Map to subdivide 2.3 + acres into three single- family lots, for the property located between Weiskopf and Jack Nicklaus Golf Coursesr immediately south of PGA Boulevardr within PGA West. G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc Planning Commission Minutes January 24, 2006 1 . Commissioner Ladner informed the Commission she had a potential conflict of interest due to her job and withdrew from the dais. 2. Commissioner Daniels informed the Commission that he belongs to the Master Homeowners' Association (HOA) for PGA West, but not the HOA for this subdivision. He does not believe it is a conflict of interest and will participate in the meeting. 3. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff reportr a copy of which is on file in the Community Development Department. 4. Commissioner Ouil asked if staff had obtained any of the information requested by the Commission at the last meeting. Staff stated yesr and the site had been designated as open space and a General Plan Amendment/Zone Change will be required before the use can be changed to residential. The information regarding the CC&R's is still being researched. 5. Commissioner Alderson asked if the plans for the drive approach on the easterly side, that was close to the gate and moved to the south in a reconfigured form, had been revised. Staff stated not to their knowledge. 6. Commissioner Daniels asked if any of the HOA had responded. Staff stated yesr both HOAs had responded and did not object. 7. Commissioner Daniels asked if the area west of Lot 1 is similar in that it is owned by KSL and not CNL. Staff stated any area similar to this site will require a General Plan Amendment and rezoning application. Commissioner Daniels asked when the master plan for PGA West was approvedr was it the practice of the City to give density bonuses and was this land used as credit. Staff would research the issue and report back. 8. Chairman Kirk asked if anyone wanted to speak regarding the project. Myron and Joanne Mintzr 80-355 Weiskopfr asked if staff had stated the HOA had no opposition to the project. Staff stated the letters received stated they had no objection. Mr. Mintz stated he was a member of the HOA and the subject had not been G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 2 Planning Commission Minutes January 24, 2006 brought before the HOA. They went on to note corrections that should be made to the minutes of January 10r 2006 and December 27, 2005. 9. It was moved and seconded by Commissioners Daniels/Alderson to continue Environmental Assessment 2005-550r General Plan Amendment 2005-106, Zone Change 2006-126r Specific Plan 83- 002, Amendment #5, and Tentative Parcel Map 32752 project to February 14, 2006. Unanimously approved. Commissioner Ladner rejoined the Commission. B. Village Use Permit 2004-025 and Tentative Parcel Map 33954; a request of F. H. LaBranche, Jr. for consideration of three abutting live/work unitsr each consisting of an office area adjacent to Calle Amigo and a residential unit on the north end of the property; a parcel map to divide the existing lot into three lotsr for the property located on the north side of Calle amigor one lot eat of Avenida Bermudas. 1 . Chairman Kirk asked for the staff report. Consulting Planner Nicole Criste presented the information contained in the staff report, a copy of which was on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Alderson asked if the project met the density for the site. Staff stated it did. Commissioner Alderson asked about the lot division and if the HOA would be formed with all three lot owners. Staff stated that was correct. 3. Commissioner Daniels asked if the property to the north is also zoned for commercial. Staff stated yes and explained the uses surrounding the site. 4. Chairman Kirk asked if other parking arrangements were considered. Staff stated they did not ask them to consider a different use. As it is primarily a residential user staff thought it was a good opportunity for shared parking. Alternative parking was very limited. Chairman Kirk stated one consideration is the number of parking spaces and the other is location. G:\ WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 3 Planning Commission Minutes January 24, 2006 5. Commissioner Alderson noted there does not appear to be any parking for customers. Staff explained the parking proposed and how it will function for offices versus residences. 6. There being no further questions of staffr Chairman Kirk asked if the applicant would like to address the Commission. Mr. Jim Westferdr representing the applicantr gave a presentation on the project. 7. Chairman Kirk asked if the applicant was aware the City has in-lieu fees to pay for parking spaces. This is a good live-work project that can provide good pedestrian traffic. If the City does not create a pedestrian-based sidewalk, it could deter from this type of environment. Mr. Westferd stated the live/work idea does not necessarily generate additional pedestrian traffic. 8. Commissioner Quill asked what type of uses are allowed in the office spaces. Staff stated it could be an art gallery for a resident artist, lawyerr etc., but not specifically designed for retail or people traffic uses. 9. Commissioner Ladner stated this is a project we have wanted for a long time in the Village and she would not was to see this project challenged with parking problems. Staff noted there will be a six foot sidewalk in addition to the parking. 10. Commissioner Daniels asked if there is a sidewalk along Calle Amigo currently. Staff stated no, there is at the end toward Desert Club Drive. Commissioner Daniels asked if a sidewalk would be included on this project. Staff explained. 11 . There being no further public commentr the public participation portion of the hearing was closed and the matter was opened to Commission discussion. 12. Commissioner Alderson stated he did not see a need for public parking as it appears to be an office use. He is comfortable with the design as presented. 13. Commissioner Ladner stated she is glad to see this project. She does have a problem with the landscaping in the rear. She would recommend tall landscaping to protect the property owners from the restaurant that is planned for the property behind this site. G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 4 Planning Commission Minutes January 24, 2006 14. Chairman Kirk stated he is in favor of the idea but, has a problem with the design. He would like to see the building closer to the property line and no parking stalls. When he walks along the street he does not want to see parking stalls. This would be a much better design for the Village. He would recommend removing the parking and moving the building to the street. Community Development Director Doug Evans stated the Commission can make that recommendation and staff can draft a Development Agreement for the applicant to pay a fee in-lieu for parking spaces. The applicant needs to be aware there are no immediate plans for the City to build a parking structure in the near future. 15. Chairman Kirk reopened the public hearing. Mr. Westferd stated the site constraints are such that you do not see the parking spaces. The building draws your eye up to the design of the building. 16. Chairman Kirk closed the public comment portion of the hearing. 17. Community Development Director Doug Evans suggested a condition be added requiring the CC&Rs to disclose that the buyers are buying a unit that is next to a commercial use with noiser nighttime activity and a parking lot to the north. This is a residential use in a commercial area. 18. It was moved and seconded by Commissioners Daniels/Alderson to adopt Planning Commission Resolution 2006-004, approving Village Use Permit 2004-025r as recommended and modified: ROLL CALL: AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. 19. It was moved and seconded by Commissioners Daniels/Ladner to adopt Planning Commission Resolution 2006-005, approving Tentative Parcel Map 33954, as recommended and modified: a. Condition added: The CC&Rs shall disclose that the buyers are buying a unit that is next to a commercial use with noise, nighttime activity and a parking lot to the north. ROLL CALL: AYES: Commissioners Aldersonr Daniels, Ladner, Quill, and G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 5 Planning Commission Minutes January 24, 2006 Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. C. Site Development Permit 2005-848; a request of Transwest Housingr Inc. for review of architectural and landscaping plans for the main entry gatehouser main entry gater and perimeter parkways for Griffin Ranch for the property located within Tract 32879, on the south side of Avenue 54, eat side of Madison Street, north side of Greg Norman Course project and ± 1/4 mile west of Monroe Street. 1 . Chairman Kirk asked for the staff report. Associate Planner Wallace Nesbit presented the information contained in the staff reportr a copy of which was on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels asked how this path was similar to what was along Jefferson Street adjacent to SilverRock. Public Works Director Tim Jonasson stated there will be a fence installed between the fence and sidewalk at SilverRock. Commissioner Daniels asked why there were sidewalks in one location and trails at other locations. Staff stated that where a multi-purpose trail is required, it was a decision of the applicant whether or not to include the sidewalk. Commissioner Daniels asked whose responsibility it was to maintain the trail. Staff stated there was a condition that the HOA would be required to maintain it in perpetuity. Public Works Director Jonasson stated that on the PGA West site the City maintains the trail and the HOA maintains the remaining landscaping. 3. Commissioner Ladner explained it was her experience that an HOA is not able to obtain the insurance for maintenance of a trail; it should be the responsibility of the City. 4. Chairman Kirk asked if this meets the water efficiency standards. Staff stated it will be evaluated at the time it is submitted for plan check. Staff has requested some of the plant materials be changed. 5. Commissioner Ladner stated there appears to be an area at the gatehouse entry that is not large enough for a fire truck to enter. Staff stated the design is condition to be approved by the Fire Marshal. G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 6 Planning Commission Minutes January 24r 2006 6. There being no further questions of staff Chairman Kirk asked if the applicant would like to address the Commission. Ms. Marty Butlerr representing Transwest Housing, gave a presentation on the project. In regard to entry, they have met with the Fire Department and they have no objection. As to meeting the water efficiency requirements, Chuck'Shephardsonr landscape architectr stated they have met with CVWD and the water calculations have been evaluated on a preliminary level and they are under the water requirements. Along the perimeter on Madison Street there is only a multi-purpose trail. A sidewalk is planned along Avenue 54 with a multi-use trail. In regard to the split-rail fence, they would like to go with a more rustic look and add stone columns instead of the white-rail that is along Madison Street. 7. Commissioner Quill asked the difference between turf and pasture. Mr. Shephardson stated they do not want a manicured look. Ms. Marty Butler stated that in regard to maintaining the trailr it was her understanding they maintain everything except the horse trail. They will maintain the private trails along Avenue 54 and Madison Street butr it would be the Cityrs responsibility to maintain the trail. 8. Commissioner Quill asked how the Fire Department would get in and out of the site. Ms. Butler stated they can enter off of Avenue 54 and would exit from either of the other two exits. 9. Mr. Jerry Herman, Transwest Housing r requested a change in, and minor relief for the chimney height and that they be allowed to use the mudded J/S J/ roof tile instead of the two-piece tile. 10. Chairman Kirk asked if there was any other public comment. Ms. Gayle CadYr 82-831 Avenue 54r stated she was glad to see the City continuing the trails and approving this project. 11 . There being no further public comment, the public participation portion of the hearing was closed and the matter was opened to Commission discussion. 12. Commissioner Quill asked if staff had any objections to the minor relief. Community Development Director stated he had no objection to the requests made by the applicant. In regard to the G:\ WPDOCS\PC Minutes\2006\ 1-24-06PC .doc 7 Planning Commission Minutes January 24, 2006 fence type, staff would agree as long as where it adjoins a property they make the transition between the two fences. In regard to the maintenance of the trails, the conditions need to reflect who will maintain the trail. 13. Commissioner Alderson asked if staff was in agreement in regard to who maintains the trails. Staff reported that Avenue 54 and Madison Street trails will be maintained by the City. 14. It was moved and seconded by Commissioners Alderson/Daniels to adopt Planning Commission Resolution 2006-006 approving Site Development Permit 2005-848r as recommended and amended. a. Condition #30 shall be amended to add: Applicant may modify the fencing detail for aesthetic purposes, subject to approval by Public Works and Community Development Departments. Any modified design of the fencing shall incorporate appropriate transitions at project boundaries with existing and ultimate fencing improvements. b. Condition #31 shall be amended to add: The HOA shall be responsible for the perpetual maintenance of the off-site multi-purpose trail along Avenue 54. The City shall be responsible for the perpetual maintenance of the off-site multi-purpose trail along Madison Street. Said maintenance shall be established in the CC&Rr s and transmitted to the Public Works Department for approval prior to Final Map approval. c. Condition #36 shall be amended to add: The areas designated JJPasturel1 on the approved preliminary plans shall be allowed to remain as designed, provided that turf area is reduced in other common areas where turf is designated. b. Condition #37 shall be amended to add: liThe turfed area at the Avenue 54 entry ~nd the ^ venue 61 /M~disonStroet cornor shall be minimized... 11. c. Condition #52 added: Use of concrete S tile roofing for the gatehouse structure shall be mudded. d. Clarification shall be made as to who shall maintain the multi-purpose trails. ROLL CALL: AYES: Commissioners Aldersonr Danielsr Ladnerr Quillr and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 8 Planning Commission Minutes January 24, 2006 D. Site Development Permit 2005-849; a request of Colin McDermott for review of architectural plans for a 3,400 square foot one-story office building in the La Ouinta Professional Plaza located on the south side of Avenue 47 r east of Washington Street. 1 . Chairman Kirk 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 if there were any questions of staff. There being none, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Colin McDermottr applicant, stated he was available to answer questions and he had no objections to the conditions as recommended. 3. Chairman Kirk asked if anyone else wanted to speak on this project. There being no further public comment, the public participation portion of the hearing was closed and the matter was opened to Commission discussion. 4. It was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2006-007, approving Site Development Permit 2005-849r as recommended and modified: ROLL CALL: AYES: Commissioners Aldersonr Danielsr Ladner, Quillr and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEMS: None VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None. IX. COMMISSIONER ITEMS: B. Review of City Council meeting of January 1 7r 2006 was given. A. Community Development Director Doug Evans informed the Commission that the Local Agency Formation Commission will be meeting at City Hall to discuss the Sphere of Influence revisions that will affect the Cities of Indior Coachellar and La Quinta. G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 9 Planning Commission Minutes January 24, 2006 X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Alderson/Daniels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on February 14r 2006. This meeting of the Planning Commission was adjourned at 8:24 p.m. on January 24, 2006. Respectfully submittedr >i (þ.J j--' awyer, Executive Secretary La Quinta, California G:\WPDOCS\PC Minutes\2006\ 1-24-06PC.doc 10