2005 10 11 PC Minutes
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MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at ,the La Quinta City Hall·
78-495 Calle Tampico, La Quintå, CA
October 11, 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 asked Commissioner Ladner to lead the flag
salute.
B., Present: Commissioners Ed Alderson, Richard Daniels, Kay Ladner, Paul
Quill and Chairman Kirk.
C. Staff present: Community Development Director Doug Evans, Assistant
City At~orney Michael Houston, Assistant City Engineer Steve Speer,
Planning Manager Les Johnson, Associate Engineer Paul Goble, Principal
Planner Stan Sawa, Associate Planner Wallace Nesbit, and Executive
Secretary Betty Sawyer
II.
PUBLIC COMMENT: None.
III. CONFIRMATION OFTHE AGENDA:
A. Community Development Director Doug Evans asked that the Agenda be
amended to add a consent item clarifying the Planning Commission
minutes of July 26, 2005.
IV. CONSENT ITEMS:
A. Community Development Director Doug Evans requested the Minutes of
July 26, 2005, be added to the Agenda for clarification.
B.
Community Development Director Doug Evans asked for clarification of
the Minutes of July 26, 2005, regarding Condition No. 60. It was moved
and seconded by Commissioners Ladner/Quill to correct the Minutes of
July 26, 2006 to state that Condition No. 60. was to be deleted from the
Conditions of Approval for Specific Plan 97-027, Amendment No.4, and
not Condition No. 38.A.2.a. Unanimously approv~d.
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c. Chairman Kirk asked if there were any c,or,rection.s to, the Minutes of
September 27, 2005. Commissioner. Alderson' asked that Page 4, Item
# 1 be amended to note that h~ h~d a potential conflict due to the
I'ocation of the project in relation to a, project his firm is developing.
There being no other changes to the minutes, it' was moved and
seconded by Commissioners,Ladner/A.lderson·.to~approve the minutes as
corrected.
V. PUBLIC HEARINGS:
\ A. Continued - Sign,Application 2003.-727, Amendment #1; a request of
Paragon Signs, Inc. for Dr. Matthew Werner for consideration of a revised
Sign Program.for the Lake La Quinta Plaz~, for the property located at 47-
250 and 47-350 Washington Street, the east side of Washington Street,
just north of Omri and Boni Re.staurant.,
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 is on file
in the Community Development Department.
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2. Chairman Kirk asked if this ,Amendment was replacing the entire
sign program. Staff stated yes, and confirmed that the monument
sign was also being brought back to the Commission.
3. Chairman Kirk asked if the applicant would like to address the
Commission. Dr. Werner stated he h,ad no questions.
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 ~ There being no further discussion, it was moved and seconded by
Commissioners Ladner/Quill to adopt Minute Motion 2005-013,
approving Sign Application 2003-727, Amendment #1, as
recommended. Unanimously 'approved.
B.
Site Development Permit 2005-842; a request of KB Home Coastal, Inc.
for consideration of architectural plans for six prototypical resiqential plan
types for use in Tract 31 732 for the property located at the southeast
corner of Monroe Street and Avenue 60.
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1 . Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which wason file in the
Community Development Department
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Quill asked staff to identify the location of each
unit's rear yard walls. Staff indicated the location on the site plan.
Community Development Director Doug Evans stated this exhibit
was just submitted and staff does have concerns with the location
of the walls on an alley.
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3. Commissioner Alderson asked if the applicant was allowed to use
wood trim. Staff stated they were recommending a composite-
type wood material as wood does not hold up in the desert heat.
4.
Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Ty Mangrum, representing the KB Homes, and
Cecil Hernandez, architect, gave a presentation on the project.
5.
Chairman Kirk asked if they could explain the wall. Mr. Mangrum
stated the wall was being designed by the landscape architect and
will not go to the rear yard property line. It is a design element
that has not been finalized. Mr. Hernandez gave a presentation on
the architecture of the project.
6. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Alderson stated the single story units do not appeal
to him, but the two story units are attractive. He questioned the
Tuscan design as appearing to be cut off on the right elevation.
He also would like to see some variation in the roof tiles. Mr.
Hernandez stated there will be a blend of colors used on the tiles.
In regard to the Tuscan plan, they would review the drawings and
see what could be done. Commissioner, Alderson noted that on
the Italian 221 7 Plan, the kitchen is in the rear of the house and a
person would have to walk all the way through the house to get to
the kitchen from the garage which to him is not a good design
feature.
7.
Commissioner Ladner stated she too asked if the roof overhang
could be extended out on the Tuscan Plan to give some relief. Mr.
Hernandez stated it is a gable end and explained how the stone
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was used to replicate the mountains to add detail to the house
plan. '
8.
Chairman Kirk stated he too had a problem with the Tuscan plan.
He does believe the stone work mitigates a ,lot of his concerns.
On the Viento Plan he asked if there were any concerns with the
large windows on the second story looking into the neighbors'
yard. Mr. Mangrum stated the windows are staggered so not to
line up with the neighbors' windows. Chairman Kirk asked for
clarification as to whether or not the Commission would review
the landscaping and wall plans. Staff stated the Commission
would be reviewing them as a Business Item. Chairman Kirk asked
the width of the alley. Mr. Mangrum stated 20 feet and the
garage is to be set back six feet from the alley. Chairman Kirk
asked if there was any flexibility on the alleys to diminish the
amount of concrete and wall. Mr. Mangrum stated there will be
five feet of setback that will have plantings: Chairman Kirk asked
what material would be used for the tile roof. Mr. Mangrum
stated they would consider clay tile, but it would depend on costs.
They would be using smooth stucco on the side elevations. There
will be the snap-in mullions.
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9. Chairman Kirk asked it anyone else would like to address the
Commissioner. There being none, Chairman Kirk closed the public
hearing.
10. Commissioner Ladner stated she had n.o major concerns that had
not been resolved.
11 . Commissioner Quill agreed. In regard to the roof tile, he is
concerned what the costs and availability would be.
12. Commissioner Alderson stated he would still like to see some
design changes made to the Tuscan design.
13. It was moved and seconded by Commissioners Ladner/Alderson to
adopt Minute Motion 2005-014 approving Site Development
Permit 2005-842, as amended.
a.
Condition added: The two story unit plans shall be mixed
so that matching second story windows do not align
directly ·across from each other.
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b. Condition added: The one story Tuscan plan elevations
shall be re-studied to improve appearance prior to
preparation of the, final drawings and submitted to the
Community Development Department for approval.
c. Condition added: Clay roof tile shall be provided on a
minimum of 30% of the units.
Unanimously approved.
C.
Environmental Assessment 2005-551 " General Plan Amendment 2005-
105, Zone Change 2005-125, Specific Plan 2001-055 Amendment #2,
and Development Agreement 2003-006 Amendment #2; a request of CP
Development La Quinta, LLC for consideration of (1 ) an Addendum to a
certified Mitigated Negative Declaration of environmental impact; (2)
General Plan Amendment; (3) Zone Change; (4) Specific Plan
Amendment; and (5) an Amendment to existing Development Agreement
to allow: A) Changing the General Plan designation and zoning for the
2 + acre residential site at the future southwest corner of Seeley Drive
and Miles Avenue to Tourist Commercial to allow an additional 32 one
and two story casitas; B) Changing the General Plan designation and
zoning for the 4.8 + acre tourist commercial zoned boutique hotel site at
the southeast corner of the project area to the office commercial zone to
allow expansion of the approved medical office complex site; and, C) An
Amendment of the Development Agreement to reflect the revised project
as described above, for the property located southeast of the intersection
of Washington Street and Miles Avenue within the Centre Pointe project.
1 . Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa 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 Seeley Drive extension would be
signalized at Washington Street. Staff stated no that it would be
a right-in/right-out.
3. Commissioner Ladner asked what would be constructed in the
tourist commercial area. Staff stated 32 additional casitas units.
4.
Commissioner Quill asked if the casitas units pay Transient
Occupancy Tax. Staff stated yes. Commissioner Quill asked how
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many hotel units were being lost and how many casitas units were
being increased. Staff clarified 26 boutique hotel units were being
deleted and an additional 32 casitas units, with the remaining
residential units being increased to 60 units.
5.
Community Development Director Doug Evans asked that the
applicant clarify the site cross section to the medical office
building as it does not agree with Page 10 of the Specific Plan. As
it is written in the Specific Plan on page 10, within the first 200
feet of the east property line, the medical office buildings are
limited to 33 feet. Then, under setbacks in the Specific Plan, the
minimum perimeter setback from residential is 50 feet. The cross
section shows the setback at 279 feet. This needs to be clarified
by the applicant as to whether or not they can build a 33 foot
building 50 feet from the property line, or live with a setback that
is more equivalent to the cross sections that ·staff hàs done most
of their analysis on.
6.
Commissioner Quill asked if the site plan shows the actual location
of the houses and the building. Community Development Director
Doug Evans stated that is what staff is requesting the applicant
explain.
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7. Chairman Kirk asked if. the applicant would like to address the
Commission. Mr. Dick Oliphant and staff gave a presentation on
the project. Mr. Michael Andes, President of the Foundation, and
Mr. Ali T ourkilman for Eisenhower Medical Center gave a
presentation on the medical complex. Mr. Tim Lowry, Lennar
Homes, gave a presentation on the casitas units. A presentation
was also provided on the hotel construction.
8. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Quill asked if any community meetings had been
held. Mr. Oliphant stated they had held two meetings and the
feedback was positive.
9.
Commissioner Alderson asked if there was flexibility in relocating
the well site. Mr. Oliphant stated no; a well site cannot be closer
than 1,000 feet from another $ite and this is the only location that
met CVWD criteria.
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10. Chairman Kirk asked why the boutique hotel did not meet the plan
objectives. Mr. Oliphant stated they had never tried to find a
tenant. They have been focusing on the hotel, casita units, and
medical facilities. Bringing the Eisenhower Medical Center to the
site created a much better plan. Chairman Kirk asked if the
mitigation fee applied to all the casitas units or just the new units.
Assistant City Attorney Michael Houston stated all casitas units.
Chairman Kirk asked if this type of mitigation fee had been tested
and will meet a challenge. Houston stated development fees are
seldom challenged when they are proposed for purposes of
development. They are a cost of doing business. He believes it
will meet legal challenges.
11 . Chairman Kirk asked if there was any other public comment. Mr.
Jim Sherman, 78-825 Nolan Circle, stated he opposed the
Amendment as it is not the same project as what was presented
to them originally. He believes this will decrease his property
valùes. Traffic on Miles Avenue will increase as well as ambient
light. Traffic within their tract will be increased by those looking
for a way to avoid the traffic on Washington Street. He believes
the City should allow the residents to raise the height of their
walls to create a sound wall or add a traffic gate to the Acacia and
Highlands projects so their streets cannot be used as a
thoroughfare.
12. Chairman Kirk asked staff to address the two issues raised by Mr.
Sherman. Community Development Director Doug Evans stated as
to increasing the height of an existing wall, you can not add to a
wall, you will have to demolish and rebuild. Assistant City
Engineer Steve Speer stated that gating a public street after it is
built is impossible because you cannot get all the residents into the
HOA to agree to pay for the maintenance.
13. There being no other public participation portion of the hearing
was closed and open for Commission discussion.
14. Commissioner Alderson stated he had spent time with staff trying
to understand why the changes were important. The change to
the medical facility as well as the financial aspect of the changes
to the project are both a benefit to the City·. He does believe there
may be some traffic concerns.
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1 5. Commissioner Quill stated it is the metamorphosis of any project
that as the users are identified, the project will change. In regard
to the height and setback, issue he would like to limit the distance
of the medical building from the residences yet give some
flexibility in the height of the building.
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1 6. Commissioner Ladner stated she agrees with Commissioner Quill.
She also has concerns with the height and distance of the building.
1 7. Chairman Kirk stated he too is concerned with the height issues,
but still five feet height difference 200 feet away does not seem
to be an issue. He would be more concerned with glare from night
time users and automobiles. He does not see the need to add a
condition restricting the height, but would rather require the
applicant to abide by the cross sections provided. He did have a
concern with the loss of the boutique hotel, and does not like
collecting TOT from a HOA, but understands why it is being done.
18. It was moved by Commissioners Alderson/Ladner to, adopt I
Planning Commission Resolution 2005-045, recommending
certification of a Mitigated Negative Declaration of environmental
impact for Environmental Assessm,ent 2005-551 , as
recommended.
ROLL CALL:A YES:Commissioners Alderson, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN:
None.
1 9. It was moved and seconded by Commissioners Qui~l/ Alderson to
adopt Planning Commission Resolution 2005-046, recommending
approval of General Plan Amendment 2005-1 O~, as recommended.
ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN:
None·.
20. It was moved and seconded by Commissioners Quill/Alderson to
adopt Planning Commission Resolution 2005-047, recommending
approval of Zone Change 2005-125, as recommended.
ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Danieis. ABSTAIN:
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VI.
VIII.
IX.
None.
21 . It was moved and seconded by Commissioners Quill/Alderson to
adopt Planning Commission Resolution 2005-048, recommending
approval of Specific Plan 2001-055, Amendment #2, as amended:
a. Condition added: Building envelope or site line studies
presented tonight will be maintained.
ROLL CALL: A YES:Commissioners Alderson, Ladner, Quill, and Chairman
Kirk. NOES: None. ABSENT: Commissioner Daniels.
ABSTAIN: None.
22. It was moved and seconded by Commissioners Alderson/Quill to
adopt Planning Commission Resolution 2005-049, recommending
approval of Development Agreement 2003-006, Amendment #2,
as recommended.
ROLL CALL: A YES:Commissioners Ladner, Quill, and Chairman Kirk.
NOES: None. ABSENT: Commissioner Daniels. ABSTAIN:
None.
BUSINESS ITEMS: None.
CORRESPONDENCE AND WRITTEN MATERIAL: None.
COMMISSIONER ITEMS:
A. Community' Development Director Doug Evans asked if the
Commissioners had any items to place on the agenda for the October 25,
2005, joint meeting with the City Council
1 . Chairman Kirk asked that design standards for commercial
buildings. He would like to have an update on this.. Second, the
direction on annexations.
2. Commissioner Alderson stated he would like to see the
redundancy of Title 24 submittals reviewed. They currently are
required -for a building shell as well as tenant improvements later. '
B.
Review of City Council meeting of October 4, 2005.
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x. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Ladner/Quill to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on October 25, 2005, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 8:51 p.m. on October 11,
2005.
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