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2007 08 28 PC Minutes ,_ u______.______._ MINUTES PLANNING COMMISSION MEETING A regular meeting held at the la Quinta City Hall 78-495 Calle Tampico, la Quinta, CA August 28, 2007 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 Alderson who asked Commissioner Barrows to lead the flag salute. B. Present: Commissioners Katie Barrows, Rick Daniels, Paul Quill, and Chairman Ed Alderson. It was moved and seconded by Commissioners Barrows/Quill to excuse Commissioner Engle. Unanimously approved. C. Staff present: Planning Director Les Johnson, Assistant City Attorney Michael Houston, Principal Engineer Ed Wimmer, Principal Planners Wallace Nesbit and Andrew Mogensen, Associate Planner Jay Wuu, Assistant Planner Eric Ceja, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. Chairman Alderson asked that a presentation on the City Hall expansion be added to the agenda. It was moved and seconded by Commissioner Barrows/Quill to add Item D-a presentation on the City Hall expansion to the agenda. Unanimously approved. IV. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of July 24, 2007. There being no changes, it was moved and seconded by Commissioners Daniels/Barrows to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Sign Application 2007-1158; a request of Coronel Enterprises, Inc. for consideration of an Amendment to an existing Sign Program for the Durango Building to allow an increase in sign agenda, change in sign color and to allow for gator foam lettering for the property located at 51- 105 Avenida Villa. P:\Roports PC\2007\9-11-07\8-28-07 Minutes.doc , Planning Commission Minutes August 28. 2007 1 . Chairman Alderson opened the public hearing and asked for the staff report. Assistant Planner Eric Ceja presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Daniels asked the durability of the material proposed. Staff explained it had been used previously in the City and there have been no maintenance issues to date. Commissioner Daniels asked if maintenance of the sign could be addressed if it became a problem. Staff stated it would be required to be maintained and Code Compliance would be called if there were problems. 3. Chairman Alderson asked if all the requirements for the sign are met per the Zoning Code, why is this application before the Commission? Staff clarified the Zoning Code requires any revisions to an existing Sign Program be agendized as a public hearing before the Commission. 4. There being no further questions of staff, the applicant not being present, and no other public comment, the public hearing was closed and open for ,Commission discussion. 5. There being no further discussion, it was moved and seconded by Commissioners Daniels/Barrows to adopt Minute Motion 2007-014 approving Sign Application 2007-1158, as recommended. Unanimously approved B. Tentative Tract Map 34968, Site Development Permit 2007-888 and Conditional Use Permit 2007-104; a request of East of Madison, LLC, for consideration to subdivide 14.5 acres into 19 numbered lots and one lettered lot ("The Madison Club Villas"); approval of special product types; and architectural and landscaping plans to construct the villa units, located at the southwest corner of Monroe Street and Avenue 52, within The Madison Club. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department 2. Chairman Alderson asked if there were any questions of staff. Commissioner Quill asked for clarification on the use of the lake. 2 , Planning Commission Minutes August 28. 2007 Staff asked that the applicant answer that question. Commissioner Quill asked the width of the flag lot shared driveway. Staff stated it was 20 feet wide and is a common use or reciprocal easement. 3. Commissioner Daniels asked if the project would be phased. Staff stated it will be phased starting at the southern end of the property, near the Clubhouse. Commissioner Daniels asked staff to identify, on the adjacent tracts, where the existing houses were located and where the lots were vacant. Also, why is the Commission concerned about lots that are vacant. Planning Director Les Johnson stated the homes on the north half of the Carmela project are constructed and occupied as well as most of Rancho Santana. Commissioner Daniels asked how many of the adjacent lots to the east are built. Staff indicated the location on the map. Discussion followed regarding what currently exists at the site and site distances between the tracts. Commissioner Daniels asked why the perimeter landscaping was being required prior to building permits being issued. Planning Director Les Johnson stated the perimeter landscaping is not a direct part of this application. It is independent and staff recognized that it needs to be installed and mature before occupancy to help soften the impact on the adjacent tracts. Commissioner Daniels asked what views the current homeowners in the adjacent tracts have. Staff stated the City's position has not been to address views, but the impact of the Villa units on the adjacent homes. 4. Commissioner Quill asked if any of the Carmela homes were approved for two-story homes. Staff stated they have a second . story outdoor sky-deck with a height limitation of approximately 28 feet. 5. Commissioner Daniels asked if Carmela could come back and request two-story homes. Staff stated yes, they could apply. Staff's opinion was that by requiring the perimeter landscaping to be installed prior to building permit issuance, the landscaping would soften the differential in the heights between the two projects. 6. Chairman Alderson asked if any meetings had taken place between the developer and the adjacent tracts and if there were any issues. Staff stated it was their understanding the meeting went well. Chairman Alderson asked if the lake was part of the storm drain system. Principal Engineer Ed Wimmer stated yes. Chairman 3 Planning Commission Minutes August 28. 2007 Alderson asked if the Fire Department had reviewed the project and had any concerns. Staff stated their comments were included in the conditions of approval. Chairman Alderson asked if the clustered units would have one central trash area for trash pick-up. Staff stated the applicant would need to address this. Chairman Alderson stated the biggest concern does seem to be the site line between the tracts. To him it is important to see the landscaping installed early to help shield the adjacent property owners. 7. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. John Gamlin, the applicant, gave a presentation on the project. He explained how the trash disposal would be handled. In regard to the lake it is part of the golf course irrigation. In regard to the conditions, they would like to ask that Condition No. 40 of the Tract Map, where it references storm water falling on-site within the development, that it be clarified to refer to The Madison Club and not the Villas. Condition No.6 of the Site Development Permit should be deleted. This tree is already in use throughout the overall project and they would like to continue using this species. In regard to Condition No.7, they would request it be deleted. He went through a slide presentation on the perimeter landscaping as it related to the adjacent tract lots directly affected. 8. Commissioner Daniels asked if they wanted the landscaping condition changed to require the perimeter landscaping on the berm as each phase was constructed. Mr. Gamlin stated they would prefer to have all the landscaping installed prior to a Certificate of Occupancy being issued. 9. Commissioner Quill asked if they could accept a condition that the landscaping be installed prior to a Certificate of Occupancy for Lots 1-4. 10. Commissioner Quill asked the water source. Mr. Gamlin stated they have two allocations from the canal and one for ground water. 11 . Chairman Alderson asked the source of the fountains in the courtyards. Mr. Gamlin stated he is unsure, but it should be a common area meter. 4 . - Planning Commission Minutes August 28. 2007 12. Commissioner Quill asked if there was any other public comment. Ms. Kathleen Fitzpatrick, 81-824 Contento Street, within the Carmela project, noted she did not receive notification of the public hearing even though they are within the noticing area. Her concern is the height and massing of the 19 homes with each home being two stories in height and significantly higher than their development and Rancho Santana. The proposed landscaping appears to be more of a forest planting rather than a desert landscaping. It is her belief that the massing of the units and proposed plant palette will adversely affect their home. Lastly, what will happen behind the wall next to the CVWD well site. Will the wall be eight feet or six feet and how will the accesses be addressed. 13. Mr. Tom Berry, 81-609 Hidden Valley Road, stated he did not see any problem with the project. He did buy his home in Rancho Santana for the view, but this project is very attractive. 14. Chairman Alderson asked if Mr. Gamlin would like to address the concerns raised. Mr. Gamlin stated that the density of this project and how it is laid out is offset by how far it is set back from the adjacent tracts; this will reduce any impact on the adjacent tracts. Relative to the berm and landscaping, they have spent an exhaustive amount of time on their perimeter landscaping. Their landscape budget is based on what their water allotment is from CVWD and their requirements are very restrictive. In regard to the well site, CVWD has required them to provide an access on both ends of the site. 15. Commissioner Quill stated the pads adjacent to the well site are at an elevation of 84 and the well site is 88 which is a four foot difference. The well site elevation should be reduced to allow the wall to be eight feet. He would recommend the pad elevation of the well site shall not exceed 84 feet. 16. There being no further questions of the applicant and no other public comment, the public hearing was closed and open for Commission discussion. 1 7. Commissioner Quill stated that in other project approvals, the Commission has restricted adjacent single-story homes to not have two-story homes abutting them. In this instance there is an extensive setback to buffer the height differential. The landscaping is not typically what he would like to see in the 5 " Planning Commission Minutes August 28. 2007 desert. but as long as the landscaping along Humboldt is installed prior to occupancy of the first house, it is acceptable. He does have a concern about the 32 foot height of the units. 18. Commissioner Daniels stated they have previously addressed height differences between projects by increasing the setbacks and he does believe this will address the concerns here. The Madison Club has built nothing but excellent products and he believes it is an asset to the community. 19. Commissioner Barrows stated she is concerned about the water usage and believes that putting a bunch of trees in between the two projects is not a solution. 20. Chairman Alderson stated the problem of two-story units next to one-story units has been and will be a continual problem. He does believe the setback is sufficient to offset the concern. This is a double-edged sword; the landscaping is not what is typical to the desert, but it does buffer the site line between the adjacent tracts. In regard to staff's recommendation for the removal of the Pepper trees he has no concern. 21 . Commissioner Quill noted this project is a single-loaded product on the street. Staff needs to make sure that disclosures are being made by the developers that a development could be built adjacent to their project and their view of the mountains could be lost. 22. Chairman Alderson asked if staff could explain why the Fitzpatricks were not notified of the public hearing. Staff stated the standard protocol was followed and as the Fitzpatricks were a new resident, it could be a timing issue with the County records. 23. There being no further discussion, it was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2007-035 recommending approval of Tentative Tract Map 34968 as recommended and amended: a. Condition added: The well site pad shall not exceed 84 feet in elevation adjacent to the Carmela pads. b. Condition 40; Amended to state that the drain water shall come from the Madison Club c. Condition 57: Amended to state "prior to a Certificate of Occupancy of the first building." 6 " Planning CommissIon Minutes August 28. 2007 ROLL CALL: A YES: Commissioners Daniels, Quill, and Chairman Alderson. NOES: Commissioner Barrows. ABSTAIN: None. ABSENT: Commissioner Engle. 24. It was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2007-036 approving Conditional Use Permit 2007-104 as recommended. ROLL CALL: AYES: Commissioners Daniels, Quill, and Chairman Alderson. NOES: Commissioner Barrows. ABSTAIN: None. ABSENT: Commissioner Engle. 25. It was moved and seconded by Commissioners Daniels to adopt Planning Commission Resolution 2007-037 approving Site Development Permit 2007-888 as recommended and amended: A. Condition No.5: Amended to prior to a Certificate of Occupancy of the first building. B. Condition NO.6: Deleted ROLL CALL: A YES: Commissioners Daniels, Quill, and Chairman Alderson. NOES: Commissioner Barrows. ABSTAIN: None. ABSENT: Commissioner Engle. BUSINESS ITEMS: None CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: A. Discussion of landscaping policies in regard to water features and turf usage. Principal Planner Andrew Mogensen gave a staff report, a copy of which is on file in the-Community Development Department. 1 . Commissioner Quill stated he has no objection to reducing the City's coefficient to be equal to what the City of Palm Desert is requiring. He would highly support moving this recommendation to the City Council. 2. Chairman Alderson asked if we moved forward with this requirement, could the landscaping proposed by The Madison Club be approved. 7 ".. Planning Commission Minutes August 28, 2007 3. Commissioner Quill stated no, it would not be allowed, but they could achieve the same affect with a different plant palette. 4. Commissioner Daniels stated he believes we are reaching or limit on bringing the "Oregon" environment to the desert. He would like to see further evaluation for golf courses and sited examples where water usage has been decreased and been very affective. The lack of turf does not equate to the lack of quality on a course. 5. Planning Director Les Johnson explained that the staff report was focused on a response to the Commission's request to re-evaluate the water standards. Staff is looking for direction as to how much more aggressive the Commission would like staff to be in evaluating landscaping plans. 6. Commissioner Daniels stated the policy direction in the staff report is a good direction to start. He would continue developing the policies, but get it moving forward to get it adopted. 7. Planning Director Les Johnson stated that during the General Plan Update, these issues as well as other issues will be addressed. 8. Commissioner Quill asked if the points brought forward by staff were sufficient or should it be taken even further to reduce the .5 co-efficient. If it were changed to .5 it could require the City to hire a staff member to do landscaping calculations. It is under discussion by CVWD, but it is very early in the process. In his opinion, it would not pass Council. He would recommend taking the five water feature issues and the four policy points at this time to work toward a stricter water ordinance. The turf use for open space areas would have a dual purpose. 9. Commissioner Barrows stated she thought the "no turf" option was already a policy. She would also like to move forward with the .5 co-efficient requirement, even recognizing that this would require changes. but to move forward to begin the process. She would also like to have a statement that water features should not be overused. She would hope that when this is presented to the Council the visual presentation is included to show how a project can be successful with a .5 co-efficient requirement. 10. Commissioner Alderson asked if the plant palette could be more restrictive. 8 '" -- --- Planning Commission Minutes August 28. 2007 11 . Commissioner Daniels stated there should be some flexibility to allow landscape architects to achieve their design purposes. He would recommend that it be brought to the local architects, and the community as well as the City's Architecture and Landscape Review Committee, Planning Commission, and City Council. 12. Chairman Alderson asked about the PM 10 requirements. Staff stated it was being discussed and staff will bring it back to the Commission as well as addressing the water feature and turf issues. B. Discussion of a multi-use trail on Madison Street between Avenue 58 and Avenue 62. 1 . Principal Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Commissioner Quill stated he believes this is important to make sure the access can be made to have this trail connection. When the next development is up for approval a multi-purpose trail should be required on the west side of Madison Street. 3. Chairman Alderson asked if this was within the right-of-way. 4. Commissioner Quill stated it is within the required setback and the developer is not required to dedicate any land. 5. Staff stated discussions had been held with the Travertine developers that could result in a loop around that project via Avenue 62 to tie back into the trail. 6. Commissioners directed staff to prepare a General 'Plan Amendment amending Exhibit 3.10 requiring a multi-purpose trail from Avenue 58 to Avenue 62 on the west side of Madison Street, across the levy and westerly back to Jefferson Street. C. Staff gave a review of the City Council meeting of August 7, 2007. D. Review of the City Hall expansion. Planning Director Les Johnson reviewed the City Hall expansion plans with the Commission. 9 , Planning Commission Minutes August 28, 2007 ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on September 11, 2007. This regular meeting was adjourned at 9:35 p.m. on August 28,2007. Respectfully submitted, e~~cretarY La Quinta, California 10