2005 09 13 PC MinutesMINUTES
PLANNING COMMISSION MEETING
A regular meeting held ai the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
September 13, 2005 7:00 P.M.
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 Alderson to lead the flag
salute.
B. Present: Commissioners Ed Alderson, Richard Daniels, Paul Quill and
Chairman Kirk. It was moved and seconded by Commissioners
Quill/Daniels to excuse Commissioner Ladner. Unanimously approved.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Associate Engineer Paul Goble, Planning
Manager Les Johnson, Principal Planners Fred Baker and Stan Sawa,
Associate Planner Andrew Mogensen, Assistant Planner Jay Wuu, and
Executive Secretary Betty Sawyer
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
A. It was moved and seconded by Commissioners Daniels/Alderson to
reorganize the agenda to take Item C first. Item A became Item B and
Item B became Item C. Unanimously approved.
B. Chairman Kirk asked if there were any corrections to the Minutes of
August 9, 2005. There being none, it was moved and seconded by
Commissioner Daniels/Alderson to approve the minutes as submitted.
IV. CONSENT ITEMS: None.
V. PUBLIC HEARINGS:
A. Site Development Permit 2005-836; a request of GLC-DUC La Quinta
LLC, for consideration of landscaping plans for common areas and
perimeter for Tract 32279 and 33336, for the property located on the
north side of Avenue 58, west of Madison Street.
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1. Commissioner Daniels noted he lives at PGA West but his
residence is three or four miles from this project. He is a part of
the overall HOA, but believes he is able to render a fair and
equitable decision.
2. 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. Staff noted there may be
an expansion or elimination to the retention basin into Lot 16.
3. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked why the change in the retention
basin was needed. Staff stated it was due to a lack of retention in
the retention basin shown
4. Commissioner Daniels asked if a design scenario with a loop was
not considered. Staff commented no. Tract 32279 was approved
in 2004 and at that time, in order to provide access they were able
to obtain an easement with the adjoining property. Later they
purchased a portion of that property and designed it as an
individual tract.
5. Commissioner Daniels asked if the tract to the east fiad the same
design. Staff stated yes, it did and it was under construction.
6. Chairman Kirk asked if there was a wall on the north boundary
with PGA West. Staff stated yes, but staff wanted to ensure
there was no light spillover.
7. Commissioner Alderson asked if the box trees in the middle of the
street and at the end of the cul-de-sac were to be upgraded. Staff
stated the applicant did not have any objections to staff
recommendations which included an upgrade.
8. Commissioner Daniels asked if there could ever be a change to the
remainder lot to develop more than one house. Staff stated there
was no reason it could not be developed in the future.
9. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Shawn Milligan, representing the applicant, gave
a presentation on the project and in regard to the retention area, if
they have to lose Lot 16 to gain additional retention, they would
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like to be able to work with staff to resolve the issues. They have
no objection to the conditions as recommended.
10. Mr. Don Rose, landscape architect, stated he had no objection to
increasing the trees to 36-inch box trees.
11. Chairman Kirk asked if there were any questions of the applicant.
There being none, and no other public comment, the public
participation portion of the hearing was closed and open for
Commission discussion.
12. !t was moved by Commissioners Daniels/ to adopt Minute Motion
2005-012, approving Site Development Permit 2005-836, as
recommended.
a. Condition added: expansion or elimination to the retention
basin into Lot 16.
b. Condition added: the box trees in the middle of the street,
at the end of the cul-de-sac and knuckle shall be upgraded
to a 36-inch box size.
ROLL CALL: AYES:Commissioners Alderson, Daniels, Quill and Chairman
Kirk. NOES: None. ABSENT: Commissioner Ladner. ABSTAIN:
None.
B. Site Development Permit 2005-835; a request of Stamko Development
Co. for consideration of development plans for amulti-tenant retail store
consisting of 23,000 square feet including one monument and multiple
building-mounted signs for the property located at the southwest corner
of Highway 111 and Dune Palms Road within the Centre at La Quinta
commercial development.
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
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked if each canopy was continuous.
Staff stated they are over each opening only. Commissioner
Alderson asked if the building colors changed. Staff noted the
changes. Commissioner Alderson asked if the sign was double-
faced. Staff stated yes.
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3. Commissioner Daniels asked if the changes made met the
Commission's concerns that had been raised at tfie last meeting.
Staff stated yes.
4. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Russ Beckner, representing Stamko
Development Co., gave a presentation on the project. 1n regard to
the signs he explained why they were requesting four tenants on
the monument sign. Ms. Chris Clarke, Stamko Development Co.,
stated her concern regarding Condition #77, the trash enclosure as
there currently is an easement between this project and the project
on the south. She requests that the location of the trash
enclosure be approved as submitted. Staff noted they were only
requesting approval of the orientation. Ms. Clarke requested
Condition #58 be deleted as this Specific Plan is governed by the
Development Agreement which set the fees at that time of
approval of the Development Agreement. Chairman Kirk noted her
comment. Ms. Clark questioned Conditions #28 and #29 in regard
to the retention basin. In her agreement with Sam's Club they are
retaining moving their retention basin to the west side. She would
like the condition changed to read, "The developer may design to
retain all the storm water on site on Specific Plan 87-029 with all
its amendments."
5. Chairman Kirk asked if staff had any objections to the requested
changes. Associate Engineer Paul Goble stated they are still
reviewing the retention for Sam's Club and do not believe this will
be a problem with this project. It is a work in progress and it has
not yet been determined. Community Development Director Doug
Evans stated Condition #29 should be rewritten to say
"...nuisance water shall be retained on-site or within the
boundaries of the Specific Plan of the subject property."
6. Commissioner Quill stated there are separate lots and the right to
these drainage lots should be provided in perpetuity in case the
property is sold. Ms. Clark stated this condition does exist on the
entire 90 acres.
7. Chairman Kirk asked staff about Conditions #58. Community
Development Director Doug Evans suggested a sentence be added
stating, "Unless the Development Agreement provisions regarding
Developer Impact Fees applies to this site be added to these
conditions. Assistant City Attorney Michael Houston clarified it
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would apply to Condition #58 only as the citations of the
Municipal Code applies to a broader class of fees relating to normal
application fees which would not be covered in a Development
Agreement.
8. Chairman Kirk asked if there were any questions of the applicant.
There being none, 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.
9. Commissioner Alderson asked if other properties would be using
the subterranean retention facilities. Associate Engineer Paul
Goble stated as it is written it applies only to Sam's Club.
10. Commissioner Quill asked whether or not the City was going to
desire more subterranean retention basins. Associate Engineer
Paul Goble stated there have been discussions in regard to land
costs. As staff is seeing this type of retention basin more and
more, staff has written standards for them. Staff is supportive of
them as long as the maintenance is long term. Community
Development Director Doug Evans stated the City will be seeing
more and more of these as the land values keep increasing.
11. Commissioner Daniels what was the worse thing that could
happen in regard to this type of basin. Staff stated the City
designs are requiring re-enforced concrete structures. The
percolation design involves deeper drywalls that enforce
percolation and provisions to prevent silt build up in the bottom.
12. It was moved and seconded by Commissioners Daniels/Alderson to
adopt Planning Commission Resolution 2005-037 approving Site
Development Permit 2005-835, as recommended and amended:
a. Condition #29 amended: "...nuisance water shall be
retained on-site, or within the boundaries of the Specific
Plan of the subject property in perpetuity."
b. Condition #58: amended to add, "Unless the Development
Agreement provisions regarding Developer Impact Fees
applies to this site."
c. Condition #77: changed to be "approval of the orientation"
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ROLL CALL: AYES:Commissioners Alderson, Daniels, Quill and Chairman
Kirk. NOES: None. ABSENT: Commissioner Ladner.
ABSTAIN: None.
C. Conditional Use Permit 2005-093; a request of La Quinta Playhouse,
LLC, for consideration to allow a tent on the "Events Lawn" in Old Town
La Quinta for play productions and a series of special events, for the
property located on the center lawn on the south side of Calle Tampico
between Desert Club Drive and Avenida Bermudas at Old Town La
Quinta.
1. Chairman Kirk opened the public hearing and 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. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked if all the events on Attachment #3
were being approved at this time, or will there be subsequent
applications submitted for approval. Community Development
Director Doug Evans stated this permit applies to the plays. All
other activities will require a separate permit.
3. Commissioner Alderson asked why the special events were limited
to ten. Staff stated because the applicant only submitted ten.
4. Chairman Kirk asked why there is a parking problem at other times
and there will not be one during the events. Staff stated there
may be a potential problem, but the applicant has stated they see
no problems as they are depending on the parking provided by the
City's parking lot to alleviate any problems.
5. Commissioner Alderson asked what kind of assurances does the
City have that any damage to the lawn will be repaired. Staff
stated this is the site for the next phase and will not need any
maintenance. Commissioner Alderson asked if generators will be
used during the production or for emergencies. Staff stated to
their knowledge it would be used during the productions for stage
lighting.
6. Chairman Kirk asked if the applicant would like to address the
Commission. Ms. Kae Hammon, representing the La Quinta
Playhouse, LLC, stated they will not be using generators. They
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will be using electrical from the Old Town development. The lawn
under the tent will be allowed to die during the production.
7. Chairman Kirk stated he learned that he is within 500 feet of the
project and withdrew from the dais.
8. Commissioner Daniels asked the color of the tent. Ms. Hammon
stated it will be white.
9. Commissioner Alderson asked if there will be substantial periods of
time when the tent will not be in use and could be a potential
problem. Ms. Hammon stated no. They anticipate 71 days of
production. The doors are lockable and they do have security.
10. Ms. Leslie Locken, property manager for Old Town, stated the
"Event Lawn" will remain an "Event Lawn". The events attached
to the staff report are examples and they will apply for additional
Temporary Use Permits as needed. They do not believe parking
will be an issue with the addition of the City parking lot.
11. Commissioner Daniels asked if there was a way to approve the
future events without Planning Commission approval. Community
Development Director Doug Evans stated they are approved by
staff.
12. Commissioner Alderson asked who was supervising the events.
Ms. Locken stated Otd Town who will employ security officers in
addition to what is currently employed.
13. Vice Chairman Quill asked if there were any questions of the
applicant. There being none and no other public comment, the
public participation portion of the hearing was closed and open for
Commission discussion.
14. It was moved by Commissioners Daniels/Alderson to adopt
Planning Commission Resolution 2005-038, approving Conditional
Use Permit 2005-093, as recommended.
ROLL CALL: AYES:Commissioners Alderson, Daniels, Vice Chairman
Quill. NOES: None. ABSENT: Commissioners Ladner and
Chairman Kirk. ABSTAIN: None.
Chairman Kirk rejoined the Commission.
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VI. BUSINESS ITEMS: None.
VII. DISCUSSION ITEMS:
A. Discussion of suggested landscaping standards in regard to water and
turf waste.
1. Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Community Development Director Doug Evans reviewed the
fundamental items discussed by the Committee. In regard to the
turf next to the street, the Committee agreed with what existed in
the Code.
3. Commissioner Quill stated CVWD is going to require all HOA's to
install sprinkler heads that once the head blows, it shuts the water
off at this location. The City should add this requirement to any
sprinkler next to the sidewalk or curb.
4. Chairman Kirk asked if there was any concern in going to a .5
water co-efficient number.
5. Commissioner Quill stated he does not believe it was any issue to
CVWD.
6. Chairman Kirk asked staff why there were not more
recommendations if the determination was that the landscaping
was too lush. Community Development Director Doug Evans
stated it was not the direction of the Committee. The Committee
did not believe lawn should be used in areas where there was no
activity needing turf.
7. Chairman Kirk stated he too agrees the .5 co-efficient water
standard would be better and would support the Committee's
recommendation.
$. It was moved and seconded by Commissioners Daniels/Quill to
direct staff to prepare a Zoning Code Amendment to change the
co-efficient water requirement to .5. Unanimously approved.
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
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IX. COMMISSIONER ITEMS:
A. Review of City Council meeting of September 6, 2005.
6. Commissioner Daniels asked for a status report on the Coachella Valley
Multi-Species Habitat Plan. Community Development Director Doug
Evans gave a report.
C. Commissioner Alderson thanked Commissioners Ladner and Quill for their
work on the Landscape Committee.
D. Community Development Director Doug Evans gave a report on the La
Quinta Medical Office on Caleo Bay.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Quill to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on September 26, 2005, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 8:14 p.m. on September
13, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
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