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2006 04 11 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA April 11, 2006 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:08 p.m. by Vice Chairman Quill who asked Commissioner Alderson to lead the flag salute. B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Kay Ladner and Vice Chairman Paul Quill. Unanimously approved. C. Vice Chairman Quill asked for nominations for Chair. It was moved and seconded by Commissioners Daniels/Alderson to nominate Paul Quill. There being no furth'er nominations, the nominations were closed and Paul Quill was elected Chairman. D. Chairman Quill asked for nominations for Vice Chair. It was moved and seconded by Commissioners Alderson/Ladner to nominate Rick Daniels. There being no further nominations, the nominations were closed and Rick Daniels was elected as Vice Chair. E. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Planning Manager Les Johnson, Principal Planner Stan Sawa, Associate Planners Wallace Nesbit and Andrew Mogensen, Assistant Planner Jay Wuu, and Executive Secretary Betty Sawy~r PUBLIC COMMENT: None. II. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Quill asked if there were any changes to the Minutes of the March 14, 2006 regular meeting. There being no changes to the minutes, it was moved and seconded by Commissioners Ladner/Alderson to approve the minutes as submitted with Commissioner Barrows abstaining. V. PUBLIC HEARINGS: None. A. Tentative Parcel Map 34416 and Village Use Permit 2006-033; a request ~ of David Chapman Investments, LLC for consideration of th& subdivision of 4 ± acres into two parcels to allow a 13, 1 71 square foot two story C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc Planning Commission Minutes April 11, 2006 office building for the property located at the northea.st corner of Avenue 52 and Desert Club Drive. 1 . Chairman Quill 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. Chairman Quill asked if there were any questions of staff. Commissioner Alderson asked why staff was recommending Palmer's be closed at lunch. Staff reviewed the condition. Commissioner Alderson asked if the City's monument sign for the Village would be retained. Staff stated yes, it would be kept. 3. Commissioner Barrows noted she had driven by and all the parking spacés were filled including the office building across the street. 4. Commissioner Daniels asked for confirmation that the stone would be same as on the restaurant. Staff stated it would be. 5. Commissioner Ladner asked if staff knew how many users there would be for the building. Staff stated that currently the building was just a shell with users to be determined later. 6. Chairman Quill asked the location of the covered carport. Staff noted the location on the map and stated it was only for 1 5 spaces. 7. Commissioner Alderson asked if the walk-through pedestrian area will have security. Staff stated that since there are no interior hallways and there should not be a security problem. Commissioner Alderson asked if the landscaping plan would be' brought back. Public Works Director Tim Jonasson stated the applicant is in the process of doing a hydrology review. The size of the building footprint indicates they may have to do underground retention which will require the landscaping plan to change. 8. There being no questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Andre Servantes, representing David Chapman Investments, LLC, gave a presentation on the project. Mr. Art Gardner, civil engineer for the project addressed the off-site drainage and parking issues. Mr. Gardner asked that the Condition No. 66.A., regarding the restaurant being required to be closed' for lunch, be removed. C:\Documents and Settin9s\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 2 Planning Commission Minutes April 11, 2006 , Also, Condition No. 45 requiring the covered parking spaces be removed as this is an existing parking lot. Staff clarified the covered parking spaces were due to the office building. 9. Commissioner Barrows asked why they would not want to revise the Parking Management Program. Mr. Servantes explained the problems they would have to revise the Plan. 10. Chairman Quill asked staff to clarify the covered parking condition. Staff stated the Code requires 1 5 % of the parking spaces for a commercial office building shall be covered. 11 . Chairman Quill asked if anyone else wanted to speak on this project. Mr. A. Atadros, 78-170. Calle Cadiz, stated his objection to the two-story buildings. His home has been there for over 40 years and now he has to put up with the lights and height of these buildings. 12. Mr. Skip Lench, 7~-215 Calle Cadiz, stated his objection to the massing of this building on a corner. The line of site turning left onto Avenue 52 from Desert Club Drive will be very difficult. In addition, when this site was originally approved, the residents who backed up to this site only had to put up with the noise, lights, etc., at night. Now it will be all day and night. 13. Mr. Bill Guyagos, 78-195 Calle Cadiz, reviewed the original approvals that were given to the restaurant and how many changes they have made since then that were not in the original approval. He strongly objects to this project. 14. There being no further public comment, the public participation portion of the hearing was closed and the matter was opened to Commission discussion. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 3 Planning Commission Minutes April 11, 2006 15. Commissioner Daniels asked if the site had been rezoned and was there any condition that limited the development of this property. Staff stated they were not aware of any restrictions. 16. Chairman Quill asked how long it had been zoned ViHage Commercial. Staff stated the Palmer site was originally residential and was rezoned in 2000/2001 . 17. Commissioner Alderson noted for the record, this project is being evaluated on its merits and not because of any names that are involved with the business. 18. Commissioner Ladner noted she works in an office building next to a restaurant where they share the parking and there is never enough parking. 19. Commissioner Barrows asked if the vacant lot immediately north was zoned Village Commercial. Staff stated it was Village Commercial. 20. Chairman Quill asked if staff was aware of any conversations with the adjacent property owners regarding this project. Staff was not aware of any. 21 . Commissioner Barrows asked if any site in the Village Commercial would allow two story buildings. Staff noted the zoning designations of the surrounding properties. Community Development Director Doug Evans stated the office building is over 250 feet from the existing the existing residences on Calle Cadiz with parking separating the buildings. With this large a setback and landscaping, staff did not believe it would be that much of an impact. Commissioners could add conditions to soften the lighting. 22. Commissioner Barrows stated, her concerns regarding the massing buildings and asked if there was any flexibility in the Code to allow a breakup in the line of sight. Staff noted the areas of the building where the massing had been reduced with the rotunda and columns. Community Development Director Doug Evans stated the Com"mission does not need to approve the building massing and make findings to ask the applicant to redesign. The applicant has designed a very strong architectural building and conditions could be added to reduce the massing. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 4 Planning Commission Minutes April 11, 2006 ' 23. Commissioner Ladner commended the architect on the building, but believes it is in the wrong location. The parking will be a problem and even more so if the restaurant is open for lunch. In addition, she does not believe this building will complement the restaurant. 24. Commissioner Daniels stated that if the building is being designed and built within the City standards, the' applicant has abuilding that is attractive. He does not believe there will be a parking problem. 25. Commissioner Alderson noted the concerns of the adjacent neighbors. The building is well designed and he has no concerns with the building. He does have a concern about the issues raised by the property owners. Community Development Director Doug Evans stated that if the Commission is concerned with prior approvals or the history of the site, the Commission could continue the project and allow staff to make a more extensive research of the issues stated. 26. Chairman Quill reopened the public hearing. Commissioner Alderson asked if there was an opportunity to provide some attractive screening on the north property line. Mr. John Vuksic, architect for the project, stated there is considerable landscaping now and this was done to buffer the commercial from the residential. 27. Commissioner Barrows agreed that lighting should be looked at in more detail. She would like staff to have more discussion with the applicaht to resolve some of the issues. 28. Chairman Quill agreed it is a great looking building and believes it is fitting for the dense commercial they are wanting. He too questions the concerns regarding the parking. . 29. It was moved and seconded by Commissioners Daniels/Alderson to adopt Planning Commission Resolution 2006-017 approving Tentative Parcel Map 34416 as recommended and as amended. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 5 Planning Commission Minutes April 11, 2006 30. Staff noted the Commission was the final approving authority on the project. With that, Commissioners Daniels/Alderson withdrew their motion. 31 . It was moved and seconded by Commissioners Ladner/Barrows to contínue Tentative Parcel Map 34416 and Village Use' Permit 2006-033, to May 9, 2006, with the following concerns to be address: a. Line of sight exhibit and/or a story pole b. Exterior Light on the structure and shielding c. Address the parking issue d. Legal reliance there has been no commitment for open space Unanimously approved. .8. Site Development Permit 2006-856; a request of Quadrant, LLC for consideration of three prototypical residential units, landscaping plans, and perimeter and interior walls for Tentative Tract Map 33717, a 17 lot single-family residential subdivision on 4.6 acres, for the property located west of Monroe Street along the south side of Avenue 58. 1 . Chairman Quill 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. Chairman Quill asked if there were any questions of staff. Commissioner Alderson stated the long narrow lots will be accentuated by this style of house. He sees no reference to sidewalks incorporated on the perimeter of the streets. Staff noted it has not been the City's practice to require sidewalks on private streets. 3. Commissioner Daniels asked if there were any limitations on two story units. Staff stated there are none. 4. There being no questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Jay Vanos, architect for the project, gave a presentation on the project. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 6 Planning Commission Minutes April 11, 2006 5. Commissioner Alderson asked about the front entry gates. Mr. "Vanos stated it is a card-keyed gate and went on to explain the design and materials to be used. Commissioner Alderson noted the water flow is to the rear of the property and the retention basin is in the front. Public Works Director Tim Jonasson stated staff encourages designers to keep the retention to the front of the prQjeçts. . 6. Commissioner Barrows asked what the applicant had done to meet the energy calcs on the south side. Mr. Vanos explained they are using the dual glazed windows as well as a screening system that will be placed on the south face wherever there is any glass on the south side. In some instances there will even be a roll-down shutter. Commissioner Barrows asked how the fountain will fit in with the City's Water Efficiency Landscaping. Mr. Vanos stated they will meet all City Codes in regard to the fountain. 7. Commissioner Daniels asked if the rear retention basin was looked at during the plotting of the tract map. Staff stated they were unaware of how this was accomplished. 8. Chairman Quill stated his concern that the water feature is too much and asked if it could be reduced. The applicant stated they are willing to work with staff to redesign it to meet the City Codes. 9. Chairman Quill 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. 10. It was moved and seconded by Commissioners Daniels/Ladner to adopt Minute Motion 2006-008 approving Site Development Permit 2006-856, as recommended and as amended: a. Condition added requiring a reduction in· the size of the water feature. Approved with Commissioner Alderson voting no. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 7 Planning Commission Minutes April 11, 2006 C. Site Development Permit 2006-854; a request of East of Madison, LLC (Madison Club) for consideration of architectural and landscape plans for a Reception Center located at the southeast corner of Avenue 52 and Meriwether Way within the Madison Club. 1 . Ch,airman Quill 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 Quill asked if there were any questions of staff. Commissioner asked for an explanation of ,a IIknox garden". Staff replied the applicant would answer this question. 3. There being no questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John Gamlin . explained the term IIknox garden and gave a presentation on the project. 4. Chairman Quill 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. 5. It was moved and seconded by Commissioners Daniels/Alderson to adopt Planning Commission Resolution 2006-017 approving Tentative Parcel Map 34416 as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill D. Environmental Assessment 2005-552, Specific Plan 2005-076, Tentative Tract Map 34038, and Village Use Permit 2005-030; a request of Borrego Resort Holdings, Inc. for consideration of 1) adoption of a Mitigated Negative Declaration of environmental impact; 2) design guidelines for a 20-unit condominium project to provide for increased building heights up to 38.5 feet; 3) the subdivision of 1.23 acres into 20 airspace condQminium units; and 4) to allow the construction of a 20-unit two and one-half story residential condominium building up to 38.5 feet in height with sublevel parking in the Village, for the property located on the south side of Calle Tampico, Between Avenida Villa and Avenida Navarro. 1 . Chairman Quill opened the public hearing and asked for the staff C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 8 Planning Commission Minutes April 11, 2006 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. Community Development Director Doug Evans explained the need to have th~ parking structure remain underground as much as possible. A new condition has been added in regard to noise as there needs to be a strong disclosure that this may be noisier in time as the Village develops. Lastly, the Sheriff's Department does have some concerns and final determination by the Sheriff's Department should be added to the conditions. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked what objections were made by the Sheriff's Department. Staff stated they were concerned about security. 3. Commissioner Alderson asked if the parking structure will be carded. Staff stated if will be a clicker and staff is alsorequestin9 added space(s) for guests and the loading/unloading of vehicles. 4. Commissioner Barrows asked if the lower level units would have their own courtyards with landscaping. She would like to see. less hardscape and more landscaping. 5. There being no questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Sergio Sendowsky, representing the applicant, gave a presentation on the project. In regard to the Sheriff's Department comments there is only one condition they are concerned with and that is that the stairwells be redesigned. Each unit on the lower floor has its own patio which will be buffered with landscaping. 6. Commissioner Ladner asked the length of the staging area going into the garage. Mr. Sendowsky stated the stacking is for one car. 7. Commissioner Barrows asked where the building height exceeded the Village height requirement. Mr. Sendowsky noted on the plans where the building would reach 40'10". Typical is 38 feet. 8. Commissioner Alderson asked about storage space for the units. Mr. Sendowsky explained where the storage areas were located. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 9 Planning Commission Minutes April 11, 2006 9. Commissioner Ladner asked the size of the storage units and how many parking spaces each unit have. Mr. Sendowsky stated the size of the storage units will vary and the parking spaces are more than two. 10. Chairman Quill asked if the courtyard was accessible from the street. Mr. Sendowsky stated you have to go into the building to get to the courtyard. 11 . Chairman Quill asked about maintenance entrance or parking for the workers. Mr. Sendowsky noted on the plans how they would enter. Currently, there is no provision for a 24-hour security person. 12. Commissioner Ladner suggested they have a full time security person with access to the cameras. 13. Commissioner Ladner asked how the residents would get to the sidewalk. Mr. Sendowskystated through the garage gate. Staff noted they were not conditioned to provide .bicycle parking and/or storage rooms. 14. Chairman Quill 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. Community Development Director Doug Evans noted staff had conditioned the project to bring back Condition #86 to have the interior courtyard upgraded. Mr. Rich Wild, partner/owner, explained the pool is at grade level and the remaining area is the area directly above the parking ar.ea. It would be difficult for them to revise the landscaping when they do not have the area to work with. 15. Commissioner Alderson asked how the site will be drained. Mr. Wild explained the different alternatives they could use. Public Works Director Tim Jonasson stated there is a large macro drainage that goes to a culvert where everything will ultimately drain to. 16. Chairman Quill closed the public hearing and opened the matter for Commission discussion. C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 10 Planning Commission Minutes April 11, 2006 17. Commissioner Barrows stated her concern for the increased height. Staff stated the van accessibility is causing the parking entrance to be increased in height. This caused the redesign of the entrance. 18. Chairman Quill stated his approval of the design, but would like staff to work with the applicant to see if the building height could be reduced from 40 feet. 19. It was moved and seconded by Commissioners Alderson/Daniels to adopt Planning Commission Resolution 2006-018 recommending adoption of a Mitigated Negative Declaration for Environmental Assessment 2005-552, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill. NOES:. None. ABSTAIN: None. ABSENT: None. 20. It was moved and seconded by Commissioners Alderson/Daniels to adopt Planning Commission Resolution 2006-019 recommending approval of Specific Plan 2005-076, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: None. 21 . It was moved and seconded by Commissioners Alderson/Ladner to adopt Planning Commission Resolution 2006-020 recommending approval of Tentative Tract Map 34038, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: None. 22. It was moved and seconded by Commissioners Alderson/Daniels to a~opt Planning Commission Resolution 2006-021 recommending approval of Village Use Permit 2005-030, as recommended and as amended: C:\Documents and Settinl;ls\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 11 Planning Commission Minutes April 11, 2006 a. Bicycling storage shall be provided on site. b. The concierges area shall have visual access to the security camera. c. The garage shall be designed to accommodate as low a building profile as discussed. d. The Sheriff's Department comments shall be incorporated into the conditions. ROLL CALL: A YES: Commissioners Alderson, Barrows, Daniels, Ladner, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: None. VI. BUSINESS ITEMS: A. Discussion and determination on whether or not Cigar Lounges are a permitted use, prohibited use, or conditional use in the Non-Residential Zoning Districts; a request of the City for a determination. 1 . Chairman Quill asked for the staff report. Assistant Planner Jay Wuu 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, Chairman Quill asked if there was any public comment. Mr. Jason Granados, Palm Desert, explained his business and asked the Commission to consider his . request. Community Development Director Doug Evans stated that when alcohol is the primary use the business would be considered a cocktail lounge or bar. Staff is concerned that there is no way to get around State law that states no smoking shall be allowed in a bar. 3. Commissioner Ladner stated she had a problem with combining the smoking with the consumption of alcohol. 4. Commissioner Daniels stated it should only be where beer and wine is already a use. 5. Chairman Quill stated he does not want to have the door opened. to allow smoking, but in this instance it is a specialized use in a . specific location.' He is not against allowing cigar lounges in the City. He would defer to the City as to whether beer and wine can be legally served. 6. Following discussion, Commissioners determined that the use C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 12 Planning Commission Minutes April 11, 2006 would be allowed in all commercial zones as a permitted use, or Alternative #1 of the staff repo~. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None. IX. COMMISSIONER ITEMS: A. Community Development Director Doug Evans reviewed the process for final landscaping plan review. The Commissioners agreed with staff's recommendation to refer all final landscaping plans to the Architecture and Landscape Review Committee for approval. B. Commissioners and staff reviewed the League of California Cities Planners Institute. C. Staff informed the Commission there would be a Joint Meeting with the City Council on either May 9th or 23rd. Commissioners stated May 9th would be their choice. D. Staff recommended the April 25, 2006 meeting of the Commission be cancelled as there were no items on the Agenda. . E. Commissioners reviewed the City Council meeting of March 21, 2006. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Alderson/Ladner to adjourn this regular meeting of the Planning Commission to a regul.ar meeting of the Planning Commission to be held on May 9, 2006. This meeting of the Planning Commission was adjourned at 10:21 p.m. on April 11, 2006. Respectfully submitted, --d~y B ty . Sawyer, Executive Secretary City of La Quinta, California C:\Documents and Settin9s\cwalker\Local Settings\Temporary Internet Files\OLK7\4-11-06PC1.doc 13