2005 11 22 PC Minutes
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MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the ~a Quinta City Hall
78-495 Calle Tampico, La Quinta,' CA .
November 22, 2005
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 aske~ Commissioner Quill to lead the flag
salute. .
B. Present: Commissioners Richard Daniels, Kay Ladner, . Paul Quill and
Chairman Kirk. It was moved. and seconded by Commissioners
Daniels/Ladner to excuse Commissioner Alderson. Unanimously
approved.
C.
Staff present: Community bev~lopment Dir~ctor Doug Evans, City
Attorney Kathy Jenson, Assistant City Engineer Steve Speer, Planning
ManagerLes Johnson, Principal Planner Fred Baker, Associate Planners
Wallace Nesbit and Andrew Mogensen, Planning Consultant Nicole Criste,
and Executive Secretary Be~ty 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
November 8, 2005 regular meeting. There being no changes to the
minutes, it was moved and seconded by Commissioners Daniels/Quill to
approve the minutes as submitted. . Unanimously approved.
V. PUBLIC HEARINGS:
A.
Dr.aft Environmental Impact Report 2005-539, Specific Plan 2005-075,
Conditional Use Permit 2005-092, Tentative Parcel Map 33960, and Site
Development Permit 2005-833; a request of Costeo Wholesale and
Komar Investments for consideration of: 1) Recommending to the City
Council its Findings regarding the Draft Environmental h-npact Report; 2)
recommending approval of the Komar Desert Center Specific Plan
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creating development guidelines and standards for a commercial
development;' 3) . recommending approve,1 of a Conditional Use Permit
allowing a store over 50,000 square feet, fueling station, and a tire sales
and services store; 4) recommending approval of the subdivision of
±26.53 acres into four lots; and 5) recommen~ing approval of a Site
Development Permit for a 149,739 square föot store and a four bay
fueling station, for the property located south of Highway 111 and Depot
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.· City Attorney. Kathy
Jenson noted that in reg~rd to the Site Development Permit for the
west property line, it is unknown what,type of development will be
on this site, but the .~ite does. aHow for a high density affordable
housing development as well as commercial. Therefore, staff is
recommending an addition to Condition .#81 that states: Hlf, at
the time Costco installs its lig.hting, and the Community
Development Department Director is relatively certain there will
not be a residential development to the west of this site, the lights
for the Costco parking lot could be 35 feet." With regard to traffic
and . the four intersections that staff stated would remain
significant after mitigation, at the Highway 111 and Jefferson
Street intersection, the EI R states there is a potential that it will
not be significant, but because the improvements for one leg of
that intersection are under the jurisdiction of the City of Indio, the
EIR outlines it could be significant if Indio does not implement
improvements for which they have funding. In regard to Highway
111 and Washington Street, there has been a mitigation measure
outlined in the EIR that does mitigate the project's incremental
increase, but does remain significantly impacted. The impact on
the other two intersections would be mitigated to less than
significant.
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2. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Peter Clement, Costco Wholesale, gave a
presentation on the project. He asked that Condition #76 of the
Site Development Permit be changed to read H36-inch box trees be
used' again~t building and 24-inch box can be used in the parking
lot. " He went on to introduce Mr. Jeff Wilson,architect for the
project, who gave a presentation on the building design; and Mr.
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Brad Lenahan, landscape architect, who g·ave a presentation on the ,
landscaping.
3. Chairman Kirk asked if there were any questions:of the applicant.
Commissioner Daniels asked what costs staff was referring to on
Page 9 of the staff report "been deemed infeasible due to
construction costs and right-of-way restrictions". City Attorney
Kathy Jenson stated one problem is that the right-of-way needed
would require the acquisition of property at the i~tersection. Right-
of-way acquisitions would be extreme. The restriping option
outlined in the EIR on Page 27 was developed to allow this project
to mitigate its incremental increase without having to address the
bigger problem at this intersection. Commissioner Daniels stated
he had a. concern in regard to the size of this parcels adjoining this
site in regard to what type of development would occur.
Com.munity Development Director Doug Evans stated the property
~o the west could be a.combination of residential and commercial,
but currently there are no plåns. The property to the east is in the
City of Indio that does' have a plan for mixed commercial. In
regard to the overall traffic, the challenge at Washington Street is
that if you mitigate the p~ak hours, there will be so many lanes a
pedestrian could not cross the street. As other properties are
developed and the peak hour becomes a challenge, people will find
other roadways that have the capacity. When you try to reduce
Washington Street down to the 2020 capacity, it will be extreme.
Commissioner Daniels asked if the alternative would be to move it
to alternative streets. He asked if it was feasible to open the
driveway to the west, so any trips would be able to get there
without going onto the Highway 111. Community Development
Director Doug Evans stated an easement was part of the
discussions to get the traffic to Dune Palms Road as well.
Commissioner Daniels asked about a roadway across the wash to
Jefferson Street. Community Development Direetor Doug. Evans
stated the City did not analyze this as it is not in the City . Mr. Del
Huntington, Kittelson and Associates, traffic engineer for the
project, stated that if there were a connection directly across to
Jefferson Street there would be significant improvements to the
intersection and the amount of traffic on Highway 111 which
would create a release valve. City·Attorney Kathy Jenson clarified
that on Page 9 of the staff report, it should state, "Four
intersections will have significant impact without mitigation..."
Pages 4-10-27 t028 of the EIR outline the mitigation measures for
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the four intersections. There are mitigation measures for all the
intersections which will reduce the project impact with regard to
the Indio branch/leg of Jefferson Street and Highway 111
intersection, but the City cannot control what Indio does. There is
a conclusion that it does still have a significant impact, but there is
mitigation in.. place that hopefully will mitigate any potential
impacts. Also, with regard to the 2020 figure analysis in the EIR,
it assumes the adjacent sites are developed eonsistent with the
zoning.
4.
Chairman Kirk asked if the City ever considers mitigation measures
that are out of the City limits with respect to other is~ues. . City
Attorney Kathy Jenson stated a condition has been added for the
developer to provide a reciprocal eåsement at the edge of the
property, but until there is a project we are unable to define where
the access should be. Chairman Kirk asked if the City has an
opportunity when there is a common property owner to mitigate
off-site across that property. City Attorney Kathy Jenson stated
the Commission can require that access, but the City of Indio may
not want the curb cuts onto Jefferson Street and at this time she
does not know whether or not Indio will allow thoseeurb cuts.
Assistant City Engineer Steve Speer stated the City of Indio would
have to agree to anything the City req~ested of the applicant. for
that portion of the property.
5. Commissioner Daniels asked if there have been any discussions
with the City of Indio regarding this access. Staff noted Indio was
given the Notice of Preparation of the Draft EIR and Indio's letter is
included in the report. .
6.
Commissioner Quill noted other projects where the two cities had
to work together to resolve such issues. It seems that a mitigation
measure requiring an access across the Flood Control Channel out
to Jefferson Street would make sense. It does appear that, in
listening to the traffic engineer a mitigation measure that could
improve the level of Service "F" condition at Highway 111 and
Jefferson Street is to provide access to Jefferson Street. He does
not understand why it is not addressed in the Draft EIR. City
Attorney Kathy Jenson stated a condition could be added requiring
the access and the applicant would make its best effort to comply.
Assistant City Engineer Steve Speer stated the property owner,
Komar,. may have some suggestions. Mr. Jim Brockman,
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representing Komar, identified the Komar property boundaries on
the map. He further stated that when they obtained approval for
the Mobile gas station at the southwest corner of Jefferson Street
and Highway 111 they gave the City of Indio an easement that
would allow for the installation of a signal across from the Indian
Wells Mobile Home Park. This signal will be triggered when they
submit their development plans for the property to the south·of the
gas station and they connect the two sites on both sides of the
Channel.
7. Chairman Kirk qu~stioned why this information was not included in
the traffic study. Del Huntington stated he was· not aware of
Komar's intention to cross the Channel. He went on to explain
that when Highway 111 is widened to six lanes it will lessen the
impact even without this crossing.
8.
Commissioner Quill stated his concern is that this project will be
able to stand alone even if the access· across the Channel is not
built. We may not be able to dictate what happens in another eity,
but we should be able to ensure that it develops to our advantage.
Community Development Director Doug Evans st~ted the City of
Indio traffic did submit an extensive list of issues and this
connection point was not raised by them. We do not try to create
mitigation measures where another city could hold up a project.
When Komar goes through their entitlement process with the City
of Indio, La Quinta will have an opportunity to comment on its
development. We did consider all the' streets over as far as
Madison Street in the City of Indio.
9. Chairman Kirk asked if the site plan for this site would be the same
design if it was known there was a crossing intended by Komar
across the Channel.
10. Commissioner Quill asked how pedestrian circulation from Costco
to the commercial development to the north of Costco. Mr.
Clement~ stated it is by walking through the parking lot on the
islands.
11 . Chairman Kirk noted Commissioner Alderson had raised a concern
to him that the Costco gas station stacking and the narrowing of
the throat where the delivery traffic is proposed may be to narrow;
do they anticipate any problems. Mr. Clements noted other
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Costco gas station sites where the site is designed the same and
there are no problems. Chairman Kirk asked if the loading could be
accommodated in the rear· of the building. Mr. Clements explained
it is inefficient for the interior of the store mechanism. Chairman
Kirk asked how they intend to mitigate the loading dock on the
front of the building. Mr. Clement noted the landscaping buffers.
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12. Commissioner Ladner stated her concern was the cars backing up
at the entrance to the fueling station. She asked if there were two
lanes at the entrance or one. Mr. Clements noted the width of the
driveway is for two cars. It is their belief this gas station is ample
for the amount of business they anticipate. With the construction
of this store/gas station it will relieve a lot. of the congestion
currently at the Palm Desert store.
13. Chairman Kirk asked if the reciprocal easement with the property
to the south of the fueling station becomes a throughway to Dune
Palms Road, does staff know what the impact will be at this
intersection. Mr. Huntington stated that. when the adjacent I
property is proposed for development, a traffic study will be
prepared addressing this future condition. Chairman Kirk asked if
the internal circulation would change if there was an access over
to Jefferson Street over the Channel. Mr. Huntington stated no,
he believes the site works well as designed, with or without that
access.
14. Commissioner 'Quill asked if the site across the Channel is
developed, is there any proposed location of where the access
would cross the Channel. Mr. Brockman stated it was determined
when they obtained approval for the Mobile gas station by the City
of Indio to be across from the Indian Wells Mobile Home Park.
City Attorney Kathy Jenson stated Condition # 1 3 provides the
best access to the west. Discussion followed regarding
circulation.
15. Chairman Kirk asked why the parking spaces exceeded what was
required by the City. Mr. Clements noted they have found that'
their needs normally exceed city standards.
16. Commissioner Quill noted his concern regarding the 35 foot high I
parking lot light standards and asked what other commercial sites
in the City had lights at this height. Staff noted Super Wal-Mart
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and Sam's Club. Commissioner Quill confirmed this is a masonry
building and not a tilt up. Mr. Wilson confirméd it was masonry.
17. Chairman Kirk stated he does not see any strong vertical elements
on the building. Mr. Wilson noted the elements are higher than
what they would normally design. The taller you go the more
bracing is required on the building. He went on to reviéw the
design' élements. Chairman Kirk noted the rendèrihgs appear to be
very. p.edestrian friendly and y~t the site plan shows a great
separation between the buildings. He asked if staff was
requesting the larger trees in the parking lot. Staff s~ated it is a
recommendation.
18.
Commissioner Quill noted along Highway 111, the curb is adjacent
and he would rather see the sidewalk meandering through the
parkway. He asked what type of canopy trees were proposed for
the parking lot. ·Mr. Lenahan identified the trees.
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19.· Chairman Kirk asked why planters we-re not shown on certain
bays. Mr. Wilson stated no specific reason except meeting the
City's conditions. Chairman Kirk asked if there had been any
discussion regarding the park place where the art in pub1ic plaees
would be installed. Mr. Clements stated conversations have been
such as Costco will be dedicating the area and the City will either
do a landscaped area or place an art feature. Community
Development Director Doug Evans explained the alternatives they
were discussing with the applicant.
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20. Commissioner Quill asked if Costco had any plans for seasonal
stocking of merchandise in regard to- storage containers. Also,
where would the empty trailers be located after they are unloaded.
Mr. Clements. stated they do not utilize the storage containers and
the empty trailers are kept in the loading zone until they are
removed from the site. Commissioner Quill asked for an assurance
that there would not be any unsightly trash at the rear of the
building. . Mr. Clements stated they would, be amenable to a
condition that prohibits any such storage as long as they are
allowed to screen an area for pallets. Commissioner Quill asked
that all improvements along Highway 111 , ineluding the signal and
all turn pockets be 100% complete prior to a Certificate of
Occupancy being issued. .
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21 . Chairman Kirk asked if the fueling station canopy could be
architecturally designed to be more dramatic. Mr. Wilson stated
typically it is not somethiD9 they would do.. They would normally
try to minimize the structure.
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22. Chairman Kirk asked if the EIR analysis had identified any other
locations for this project that would mitigate the traffic concerns.
City Attorney Kathy Jenson stated no, the alternative site wason
Washington Street and Fred Waring Drive whi~h was worse.
23. Commissioner Quill asked about the tw~ vacant sites along
Highway 111 that belong to Komar in regard to aesthetics. He
would like to see that they are kept clean while they are vacant
and not under construction. Mr. Brockman stated they would be
amenable to any conditions requiring them to maintain the lots free
of debris. Mr. Clements stated the site will 'be treated for dust
control. It is also their understanding that Komar's application is
to be submitted shortly.
24. Chairman Kirk asked if anyone else would like to address the I·
Commission. There being no further public eomment, Chairman
Kirk closed the public participation portion of the hearing and
opened the 'discussion among the Commission.
25. Commissioner Ladner commended the applicant on their design.
She has no objection to' the applicant's request to allow the 24
inch box trees. .
26. Commissioner Daniels stated his bigges~ ~oncern has been the
traffic and he believes staff has addressed those concerns along
with the applicant's intention to create a roadway. across the
Channel as this will alleviate a lot of the traffic. He agrees with
meandering the sidewalk back away from Highway 111 .
27. Commissioner Quill requested a condition be added that there will
be no exterior storage without subsequent approval by the
Commission. And, if any outdoor storage is requested by Costco,
the request should be brought back to the Commission for
approval. . He would like to know the type of shade trees proposed
to be used for the parking lot shade trees. He would also like I
language added regarding the access across the Channel to
Jefferson Street. A condition added that the vacant pads for
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Parcels 1 and 2 shall be treated and vehicle access to them limited
until the sites are developed. He agrees with the 24 inch box
trees being used in the parking lot.
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28. Chairman Kirk thanked all the entities who were involved with the
project for their work and commended the applicants on their
Specific Plan and elevations. His concerns were relàted to the
transportation impacts, but he realizes there .is no alternative
lC?cation where you would not have thes'e . issues. He is still
concerned that the environmental. traffic analysis did not consider
the crossing over the Channel which is owned by the same
property owner. He will not be voting in favor of the EIR for'that
reason. He then went over the conditions discussed as follows:
the Commission agrees with allowing the 24 inch box trees, the
Phase 2 and 3 pads shall be maintained free of debris; If any
storage is proposed behind the buildings it shall be screened
consistent with the remaining Center; the loading bays,in the front
of the building shall have landscape screening. Planning Manager
Les Johnson noted the landscape feature for the public art in the
front of the project could be increased to keep the loading bays
out of the direct line of site. Chairman' Kirk asked -if the final
landscaping plan could be brought back to the Commission. Staff
stated the final landscape plan would be brought back to the
Commission. ·Chairman Kirk stated he would like to see the'
landscaping increased in the parking lot given the amount of
asphalt on the site. He would like to see the shade increased to
60-65 %. Community Development Director Doug Evans. noted
that by increasing the percentage of shade trees, it could create a
bigger problem . Chairman Kirk stated this could be" addressed
when the landscaping plan is brought back. In addition, he would
like to see some additional landscaping at the fueling station
considered as well.
29. Following discussion,. it was moved and seconded by
Commissioners Ladner/Daniels to adopt Planning Commission
Resolution 2005-058 recommending' to the City Counèil its
Findings regarding the Draft Environmental Impact Report 2005-
539.
ROLL CALL: A YES:Commissioners Daniels, Ladner, and Quill. NOES:
Chairman Kirk. ABSENT: Commissioner Alderson.
ABSTAIN: None.
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30. It was moved and seconded by Commissioners Ladner/Quill to
adopt Planning Commission Resolution 2005-059 recommending.
approval of Specific Plan 2005-075, as recommended.
ROLL CALL: AYES: Commissioners Daniels, Ladner, Quill., and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None.
31. It was moved and seconded by Commissioners Ladner/QuiU to
adopt Planning Commission Resolution 2005-060 recommending
approval of Conditional Use Permit 2005-092, as recommended·
and amended:
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ROLL. CALL: AYES: Commissioners Daniels, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None.
32. It was moved and seconded by Commissioners ladner/Daniels to I.
adopt Planning Commission Resolution 2005-061 recommending
approval of Tentative Parcel Map 33960, as reeommended and
amended:
a.
Condition #3 modified to read: "The applicant is hereby
notified that prior to the issuanee of any grading,'
construction, or building permit by the City or other agency,
it may be necessary to obtain necessary clearances and/or
permits from the following agencies:"
Condition #6: Delete "Prior to issuance of any permit(s)".
Condition #22.1.: Modify the existing traffic signal at the
Highway 111 and Depot Drive intersection to accommodate
for a dual left turn for northbound Depot Drive traffic to
westbound Highway 111, a dual left turn for westbound
Highway 111 to southbound Depot Drive, and any ancillary
street improvements conditioned herewith and as approved
by Caltrans."
Condition #23: Deleted.
Condition #45: The applieant shall construct the following
street improvements to conform with the City of La
Quinta's General Plan (street type noted in parentheses.)
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b.
c.
d.
e.
A. OFF-SITE STREETS
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Highway 111 (Major Arterial State
Highway, 140' ROW):
Widen the south side of the street along all
frontage adjacent to the Specific Plan
boundary to its ultimate 'width on the south
side as" specified in the City of La Quint.a
General Plan, the requirements of these
conditions and as required by Caltrans. The
south curb face shall be located fifty eight feet
(58') south of the centerline, except at
locations where additional. street width is
needed to accommodate:
a) A deceleration/right turn only lane on
·Highway 111 at the Highway
111/Depot Drive intersection. The south
curb face shall be loeated sixty six' (66')
south of the centerline and' length as
approved by Caltrans.
b) A deceleration/right turn only lane at
the Secondary Entry ·Driveway. The
south curb face shall be located sixty
six feet (66') south of the centerline
and length as approved by Caltrans.
c) A bus turnout on Highway 111 east of
the Highway 111/Depot Drive
intersection as required by SunLine'
Transit' Agency and as approved by
Caltrans.
Other required improvements .in the Highway
.111 right or way and/or adjacent landscape
setback area include:
d)
All appurtenant components such as,
but not limited to: curb, gutter, traffic
control striping, legends, and signs.
8-foot wide meandering sidewalk. The
meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes
concave and convex 'Curves with
respect to the curb line that either
touehes the back of curb or approaches
e)
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within five feet of the curb at intervals
not to exceed 250 feet. The sidewalk
,curvature radii should vary. between 50
and 300 feet, and at each point of
reverse curvature, the radius should
change to assist in creating the
arrhythmic layout. The sidewalk shall
meander into the landseape setback lot
and approach within 5 feet of the
perimeter wall at intervals not to exceed
250 feet.
Modify the existing traffic signal at the
Highway 11·1 and Depot Drive
intersection to accommodate for a dual
left turn for northbound Depot Drive
traffic to westbound Highway 111, a
dual left turn for westbound Highway
1 l' to southbound Depot Drive, and
any street improvements conditioned
herewith and as approved by Caltrans.
A bus shelter on the south side of
Highway 111, west of Depot Drive to
be constructed in aecordance with the
City's Highway 111 Design Guidelines.
A 24 - foot wide raised landscaped
median along the entire boundary of the
Specific Plan plus variable width as
needed to accommodate a dual left turn
for the westbound Highway 111
turning left to southbound Depot Drive.
The length shall be as required by
Caltrans but a minimum 250 feet. The
raised landscaped median may be
deferred until the City of La Quinta's
Highway 111 Widening project from
Adams Street to Jefferson Street a.s
required by Caltrans and the City
Engineer.
g)
h)
The applicant shall install interim intersection
and signal improvements at the Highway 111
and Depot Drive intersection as approved by
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the City Engineer. As a minimum, the
applicant shall provide split phase traffic signal
operation for northbound and southbound
Depot Drive traffic and relocate the north-
south crosswalk crossing Highway 111 to the
east side of the intersection . Ultimate street
improvements and signal. modification shall be
implemented once sufficient right of way is
obtained to accommodate all turn movements
per Item f above.
The applicant shall· extend improvements
beyond the tentative pareel map boundaries to
ensure they safely integrate with· existing
improvements' (e.g., .grading; traffic control
devices and transitions in aHgnment, elevation
or dimensi'ons of streets and sidewalks).
Pursuant to this condition, the applicant shall
construct street improvements along the north
leg of the Highway 111/Depot Drive
intersection including widening of Depot Drive
signing and striping and signal modification
required for the ultimate street improvement
configuration but excluding additional property
acquisition for right-of-way.
The applicant shall enter 'into a reimbursement
agreement for their fair share of street
improvements required on Highway' 111
conditioned of any . parcels created by the
future Parcel Map.
The applicant is responsible for construction of
all improvements mentiòned above.
Entry drives, main interior circulation routes,
corner cutbaeks, bus turnouts, dedicated turn
lanes and other features shown on the
approved construction plans, may require
additional street widths as may be determined
by the City Engineer.
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ROLL CALL: A YES:Commissioners Daniels, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None.
33. It was moved and seconded by Commissioners Ladner/Daniels to
adopt Planning Commission Resolution 2005-062 recommending
approval of Site Development Permit 2005-833, as recommended
and amended:
/:
a.
Cond.ition #3 modified to read: lIThe applicant is hereby
notified that prior. to the issuance of any grading,
construction, or building permit by the City or other agency,
it may be necessary to. obtain nec.essary clearances and/or
permits fronl the following agencies:"
Condition #6: Delete .1'Prior to issuance of any permit(s)".
Condition #22.1.: Modify the existing traffic signal' at the
Highway ·111 and Depot Drive intersection to accommodate
fòr å dual left turn for northbound Depot Drive traffic to
westbound Highway 111, a dual left turn for westbound
Highway 111 to southbound Depot Drive·, and any ancillary
street improvements conditioned herewith and as approved
by Caltrans."
Condition #44: The applicant shall construct the following
street improvements to conform with the City of La Quinta .
General Plan ~street type noted in parentheses.)
Ä. OFF-SITE STREETS
1) Highway 111 (Major Arterial - State Highway ,
140' ROW):
Widen the south side of the street along all frontage
adjacent to the Specific Plan boundary to its ultimate
width on the south side as specified in the City of La
Quinta General Plan, the requirements of these
conditions and as required by CalTrans. The south
curb face shall be located fifty eight feet (58') south
of the centerline, except at locations where additional
street width is needed to accommodate:
a) A deceleration/right turn only lane on
Highway 111 at the Highway
1 11/Depot Drive intersection. The south
curb face shall be located sixty six (66')
south of the centerline and length as
approved by Caltrans.
b.
c.
d.
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b)
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c)
A deceleration/right turn only lane at
the Secondary Entry Driveway. The
south curb face shall be ·Iocated sixty
six feet (66') south of the centerline
and length as approved by Caltrans.
A bus turnout on ~ighway 111 east of
the Highway' 111/Depot Drive
intersection as· required by SunLine
Transit Agency and, as approved . by
Caltrans.
Other required· improvements in the Higtiway
111 right or way and/or adjacent landscape
setback area include:
dJ.
All appurtenant components such 'a~,
but not limited to: curb, gutter, traffic:
control striping, legends, and signs.
8-foot wide meandering sidewalk. The
meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes
concave and convex curves with
respect to the curb line that either
touches the back of curb or approaches
within five feet of the curb at intervals
not to exceed 250 feet. 'The sidewalk
curvature radii should vary between 50
and 300 feet, and at each point of
reverse curvature, the· radius should
change to assist in creating the
arrhythmic layout. The sidewalk shall
meander into the landscape setback lot
and approach within 5 feet of the
perimeter wall at intervals not to exceed
25.0 feet.
Modify the existing traffic signal at the
Highway 111 and Depot Drive
intersection to- accommodate for a dual
left turn for northbound Depot Drive
traffic to westbound Highway 111, a
dual left turn for westbound Highway
111 to southbound Depot Drive, and
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Planning Commission Minutes
November 22, 2005
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g)
any street improvements conditioned
herewith and as approved by Caltrans.
. A bus shelter on the south side of
Highway 111 ,west of Depot Drive to
be constructed in accordance with the
City's Highway 111 Design Guidelines.
A 24-foot wide raised landscaped
median along the entire boundary of the
Specif~c Plan plus variable width as
needed to accommodate a dual left turn
for the westbound Highway 111
turning left to soµthbound Depot Drive.
The length shall be as required by
Caltrans but a minimum 250 feet. The
raised landscaped median may be
deferred until the City of La Quinta's
Highway 111 Widening project from
Adams Street to Jefferson Street as
required by Caltrans and the City
Eng ineer .
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The applicant shall install interim intersection and
signal improvements at the Highway 111 and Depòt
Drive intersection as approved by the City Engineer.
As a minimum, the applicant shall provide split phase
traffic signal operation for northbound and
southQound Depot Drive traffic and relocate the,
north-south crosswalk crossing Highway 111 to the
east side of the intersection. Ultimate street
improvements and signal modification shall be
implemented once sufficient right of way is obt~ined
to accommodate all turn movements per Item f
above.
The applicant shall extend improvements beyond the
tentative parcel map boundaries to ensure they safely
integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment,
elevation or dimensions of streets a~d sidewalks).
Pursuant to this condition, the applicant shall
construct street improvements along the north I'eg of
the Highway 111/Depot Drive int-ersection including
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Planning Commission Minutes
November 22, 2005
e.
f.
g.
h.
i.
signing and striping 'and signal modification required
.for the'ultimate street improvement configuration but
excluding 8Qditional property acquisition for right-of-
way.
The applicant is responsible for construction of all
improvements mentio'ned above.
Entry drives, 'main interior circulation routes, corner
cutbacks, . bus turnouts, dedicated turn lanes and
other features shown on the approved construction
plans, may require additional street widths as may be
determined by the City Engineer
Condition #76: Modified to allow 24 inch box trees in the
parking lot.
Condition #8~ amended to. read: liThe applicant shall install
building mounted 'and parking lot lighting located within 100
feet of the property line to the east, west and south of the
Costco building to be 'no more than 21 feet in height." And
add, "If, at the time Costco installs its lighting, the
Community Development Department Director is relatively
certain there will not be a residential development to the
west of this site, the lights for the Costco parking lot could
be 35 feet."
Condition #82: Priór to issuance of a grading permit, the
I applicant shall submit a revised site plan for the area from
the Highway 111 bus shelter to the north edge of the
Costco parking field to be approved by the Community
Development· ·Director. This shall include a path of
pedestrian travel from the Highway 111 bus shelter to the
north edge of the Costc'o parking field, unobstructed access
points across the east- west driveway on the north side of
the parking field connecting the walkway to the Costco
store and also to the future building areas 1 and 2; the lane
striping for the main driveway, and landscape planter
redesign to accommodate potentiål public art and/or a
landscape feature.
Condition added : At no time shall storage be allowed
behind the building without screening eonsistent with the
rest of the Center.
Condition added: Applicant shall provide an .easement for
the potential placement of public art and or a landscape
feature as identified in Condition No. 82.
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Plan~ing Commission Minutes
November 22, 2005
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ROLL CALL: AYES: Commissioners Daniels, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None.
Chairman Kirk recessed the meeting at 9: 17 p.m. and reconvened the
meeting at 9:26 p.m. .
B. Environmental Assessment 2005-545 and Tentative Tract Map 33717; a
request of Quadrant, Inc. for consideration of the subdivision of 4.6 acres
into 1 7 single-family lots and other parcels for the property located on
the south· side of Avenue 58, west of Monroe Str.eet.
1 . Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Andrew Mogensen presented the
information contained in the staff report, a copy of which was on
file in the Community Development Department.
2.
There being no q~estions of staff, Chairman Kirk asked if the
applicant would like to address the Commission. Mr. Serko
Khatchadourian, the applicant, stated he w'as available to answer
any questions.
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3. There being no questions of the applicant, Chairman Kirk asked if
the~e was any other public comment. There being no further
public comment Chairman Kirk closed the public participation
portion of the hearing and open for Commission discussion.
4. Chairman Kirk asked if there were any reciproeal accesses. Staff
stated there was currently none.
5. Commissioner Daniels asked what is being developed to the south.
Staff noted there was a vacant 40-acre parcel and no tract is
proposed at this time. Commissioner Daniels asked if this project
could be required to have an easement to the property to the
south. Assistant City Engineer Steve Speer stated that if we are
going to allow private streets, it is very difficult to require an
easement. Each project needs to stand alone.
6.
It was moved and seconded by Commissioners Quill/Daniels to
adopt Planning Commission Resolution 2005-063, recommending
certification of a Mitigated Negative Declaration of environmental
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Planning Commission Minutes
November 22, 2005
impact for Environmental Assessment 2005-545, as
recommended.
ROLL CALL: A YES: Commissioners Daniels, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None.
7. It was moved and seconded by Commissioners Quill/Daniels to
adopt Planning Commission Resolution 2005-064, recommending
approval of Tentative Tract Map 33717; as recomm~nded.
\\ ROLL CALL: AYES: Commissioners Daniels, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Alderson.
ABSTAIN: None
Chairman Kirk excused himself due to a potential conflictof interest due
to the proximity of his residence and left the dais;
c.
Development Agreement. 2005-008; a request of Calle Estado, L.L.C. for
consideration of a Development Agreement for parking management, to
allow construction of a ± 10,709 gross square foot two-story retail/office
building in the Village as approved under Village Use Permit 2005-027 for
the property located at the southwest corner of CaUe Estado and Desert
Club Drive.
1 . 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.
2. There being no questions of staff Vice Chairman Quill asked if the
applicant would like to address the Commission. Mr. David
Brudvik, stated he was available to answer any questions.
. 3. There being no questions of the applicant, Vice Chairman Quill·
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.
4.
It was moved and seconded by Commh~sioners Daniels/Ladner to
adopt Planning Commission Resolution 2005...065, approving
Development Agreement 2004-008, as recommënded:
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Planning Commission Minutes .
November 22, 2005
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ROLL CALL: AYES: Commissioners Daniels, Ladner, and Vice Chairman
Quill. NOES: None. ASSENT: Commissioner Alderson and
Chairman Kirk. ABSTAIN: None.
Chairman Kirk rejoined the Commission.'
D.
Specific Plan 2005-076 and Village· Use Permit 2005-030; a request of
Borrego Resor.t Holdings, Inc. for dire~tion whether to proceed with a
.General Plan Amendment to allow up to 25 units per acre in the Village
Commercial land use designation for a 31-unit project consisting of 3.5
stories, up to 47.5 feet in height with underground parking, on a 1 .23
acre site for the property located on the south side of Calle Tampico,
between Avenida Villa and Avenida Navarro.
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.
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2.
Chairman Kirk asked if there were any questions of staff and noted
this was a policy issue in regard to a specific project.
3. There being no questions of staff Chairman Kirk asked if the
applicant of the proposed project would like to address the
Commission. Mr. Del Oakes', Knitter and Associates, representing
Borrego Resort Holdings, Inc., gave a presentation on the project.
- 4. Commissioner Quill commented this type of projeetis what is
needed in the Village. His concern would be with the height of the
buildings in the Village and wonders why it is not a part of the
General Plan Amendment discussion. . He would ~ike to see more of
this type of development in the Village.
5. Commissioners Ladner and Daniels agreed. It would support the
com.mercial in the Village.
6. Chairman Kirk noted Commissioner Alderson did not support the
density requested.
7.
Chairman Kirk stated he too would support the Amendment. He
would have more intense questions in regard to the pr-oject itself.
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Planning Commission Minutes
November 22, 2005
He would encourage staff to look more at design rather than
density. Form based codes may make more sense in this instance.
The public facade is more important than the uses. The City
needs to ensure the public street scene is consistent in regard to
landscaping, arches, entry points. Chairman Kirk stated his
concern that increasing density would increase the property values
which can prohibit development.
8. Commissioner Quill stated his concern is not· density, but the
design. He thinks there is a need to encourage an architectural
style in the Village area.
9. Commissioner Daniels stated underground parking should be
encouraged.
lO. There being no questions, Chairman Kirk asked if there was any
other public comment. Mr. Lucas Coronel, adjacent property
owner, stated his concerns were height and density. This is the
same height .as the Embassy Suites project. and this is to be 47
feet right in the middle of downtown, right next to the curb. It is
a great concept but height should be a consideration.
11. Ms. Audrey Ostrowsky, P. O. Box 351, La Quinta, stated she does
not understand how ·Mr. Coronel could obj'ect to this project.
12. There being no further public comment, Chairman Kirk closed the
public participation portion of the hearing. and opened for
Commission discussion.
13. There being no further discussion, it was moved and seconded by
Commissioners Daniels/Quill to accept Option 1 and directed staff
to prepare a General Plan Amendment. Unanimously approved.
E. Zoning Code. Amendment .2005-083; a request of the City for
consideration of an Amendment to Chapter 9.200.020 and 9.210.010 of
the Municipal Code relating to Site Development Permits.
1 .
Chairman Kirk opened the public hearing and asked for the staff
report. Planning Manager Les Johnson presented the information
contained in the staff report, a copy of which was on file in the
Community Development Department.
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Planljling Commission Minutes
November 22, 2005
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels clarified this action would happen once the
appeal period had expired. City Attorney Kathy Jenson stated yes.
Commissioner Daniels stated he did not believe this would resolve .
any of the issues that had instigated this action.·
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3. Chairman Kirk asked why it was before the Commission. It is a
. Council driven decision. Staff noted the Code. requires .it to go
before the Commission.
4.
City Attorney Kathy Jenson clarified that if no action was taken by
the Commission, it would go forward to the Council with a rèport
of no action being taken. She would recommend forwarding it to
the Council as being there prerogative.
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5. Chairman Kirk asked if there was any publie comment. There
being none, the public participation portion of the hearing was
closed and open for Commission discussion.
6.
It was moved and seconded by Commissioners Daniels/Quill to
forward the matter to the Council. Unanimously approved.
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VI. BUSINESS ITEMS:
Ä.' Site Development Permit 2005-829, Landscaping Plan; a request of
Tarlos and Associates for consideration of a revised landscaping plan for
a Wendy's Restaurant located at the northeast corner of Auto Center
Drive and La Quinta Drive.
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. There
being no' questions of staff Chairman Kirk asked if the applieant
would like to address the Commission.
3.
There being no further discussion, it was moved and seconded by
Commissioners Daniels/Ladner to adopt Minute Motion 2005-015,
approving the landscaping plans for Site Development Permit
2005-829, recommended. Unanimously approved.
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Planning Commission Minutes
November 22, 2005
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VIII. CORRESPONDENCE AND WRITTEN' MATERIAL: None.
IX. COMMISSIONER ITEMS:
A. Review of City CO'uncil meeting of November 1 5, 2005.
x. ADJOURNMENT: .
There. being no further business, it wàs moved and seconde~ by Commissioners
Daniels/Ladner to °adjc;>urn this regular meèting of the Planning Commission to a regular
meeting of the Planning Commission to be held on December 13, ·2005, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 10: 10 p.m. on November
22, 2005.
Respectfully submitted,
~.
Bet awyer, Executive Secretary
City of La Quinta, California
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