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2008 07 22 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 22, 2008 CALL TO ORDER 7:05 P.M. A. This meeting of the Planning Commission was called to order at 7:05 p.m. by Chairman Ed Alderson who asked Commissioner Weber to lead the flag salute. B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert Wilkinson, and Chairman Ed Alderson. C. Staff present: Planning Manager David Sawyer, City Attorney Kathy Jenson, Principal Engineer Ed Wimmer, Associate Planner Jay Wuu, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: None III. PRESENTATION: None. IV. CONFIRMATION OF THE AGENDA: V. CONSENT CALENDAR: A. Chairman Ed Alderson asked if there were any changes to the Minutes of July 8, 2008. Commissioner Mark Weber had the following changes: Page 6, last paragraph, second sentence should read: He said identification of Jefferson Square, for direction purposes, was not more important than the tenants signs, and he wondered if the Square identification could be made smaller and then the tenant identifications made larger." There being no further changes, it was moved and seconded by Commissioners Barrows/Wilkinson to approve the minutes as amended. Unanimously approved. P:\Reports - PC\2008\6-26-08\PC Minutes 7-22-O8.doc Planning Commission Minutes July 22, 2008 VI. PUBLIC HEARINGS: A. Environmental Assessment 2008-593, Tentative Parcel Map 36067, Site Development Permit 2008-902, and Conditional Use Permit 2008-1 1 1; a request of Highway One Eleven Partners, LLC for consideration of plans to subdivide and construct Madison Square, an approximately 92,000 square foot commercial development including retail spaces, a health club, and adrive-through restaurant, located on the northeast corner of Highway 111 and Dune Palms Road. 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. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked about the deletion of two parking spaces and asked where those were located. Staff highlighted those spaces on the Power Point screen. Chairman Alderson asked if those were the grill spaces. Staff said yes. City Attorney Jenson said, regarding the grill spaces, if the Planning Commission was going to relieve the applicant of the requirement, the Commission might want to put some language in the conditions to accommodate this waiver. She said the Commission might not want to waive this requirement, in general, but specifically for this tenant. Commissioner Wilkinson asked if there would be changes to the building. Staff said they would defer to the applicant to respond. Commissioner Wilkinson asked about a walking path on the CVWD path on the Channel. He commented other projects have been conditioned to include the path or had funds set aside to accommodate them. He commented on the TRESS committee, and wondered if there was any condition to address that. Planning Manager Sawyer said there was not at present. P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-08.doc 2 Planning Commission Minutes July 22, 2008 Chairman Alderson asked if any comment on that condition would be coming back. Planning Manager Sawyer said this condition was not discussed prior to the meeting but the condition could be added if the Commission desired. Commissioner Quill asked what the sidewalk width was on Highway 11 1. Associate Planner Wuu replied it met the City of La Quinta guidelines. Commissioner Quill commented the sidewalk was ten feet in other areas and asked if it was six feet in this one. Staff replied it was six feet. Commissioner Quill commented on the width of sidewalks along Dune Palms and other areas of Highway 111. He was concerned about pedestrian access, adequate sidewalk width, and proximity to the street. He said there was a lot of pedestrian access on that road and wanted to make sure there was adequate sidewalk for bikes and pedestrians. Staff replied the sidewalk would be the same width as the adjacent development to maintain consistency between the two. Chairman Alderson asked if this project would reflect the same sidewalk width as the project to the east and asked staff if they had any exhibits showing the width of the sidewalk. Planning Manager Sawyer said none of the drawings, presented at the meeting, showed the width of the adjacent sidewalk. He said it would be appropriate to condition this project to have a sidewalk width which is equal to the adjacent property for consistency. Commissioner Quill asked if that was a minimum of eight feet. Planning Manager Sawyer said eight feet was identified in the drawing presented to the Commission. He did not know if the sidewalk on the adjacent property was ten feet. Commissioner Quill noted the plans indicated several turf areas which did not serve any useful recreational purpose. He wanted to know if staff had discussed this with the applicant. Associate Planner Wuu said they had and the amount of turf shown actually represented a reduction from the original plans. He suggested the Commissioners could discuss a further reduction with the applicant. Commissioner Barrows said the City was trying to provide pedestrian access both from Dune Palms and Highway 1 1 1. She said it looked like it was done on Highway 1 1 1 in a way that wasn't right along the road, but she was concerned there was pedestrian access cutting right in front P:\(ieports - PC\200819-26-OS\PC Minutes 7-22-08.doc 3 Planning Commission Minutes July 22, 2008 of the entry point for the drive- through. She said there may not be a lot of other options available but wanted to know if that design made sense. She concurred with Commissioner Quill's question about the sidewalks. She said it would be better to have the sidewalk set back from the street in a design similar to that on Highway 1 1 1. Associate Planner Wuu responded on three points: 1-. Building 6 - the pedestrian access wasn't there originally, it was an added condition; 2). northeast of Building 6 - a pedestrian access was added as a decoratively paved trail/path over the planter and across the drive-through into the north entrance for the restaurant providing pedestrian connectivity to the site; and, 3-. the sidewalk on Dune Palms -the original plan showed a sidewalk that ran along the street and the applicant re-configured it to meander near Buildings 4 and 5 to add access into the site. There was a Public Works issue with not having a sidewalk along the curb for uses such as stalled vehicles. There would need to be sidewalk access so someone could access the vehicle. If there was a planter it would be more difficult to access a vehicle. That was the reason behind the inclusion of the meandering sidewalk along Dune Palms. Commissioner Barrows was concerned about the pedestrian access near Building 6 being in the front entrance of the drive-through; especially since this would be a location of high student pedestrian traffic. Associate Planner Wuu said they had focused on students there, and the Main Access Drive, bisecting the site, has a decorative sidewalk clearly marked for pedestrians. Students would not have to cross Highway 1 1 1, they could take that sidewalk. Commissioner Quill pointed out a small planter on the slope down towards the wash and mentioned it was bothersome because it is in an area where students walk to school. Associate Planner Wuu went over the plans; including the traffic layout and a future signalized intersection. Chairman Alderson asked which side of the road the high school students would normally be using. Commissioner Weber said they would use both roads as well as Adams Street. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-08.doc Q Planning Commission Minutes July 22, 2008 Associate Planner Wuu commented on the applicant's inclusion of bicycle racks to accommodate the high school students. Commissioner Quill asked about the stacking area for In-N-Out Burger and described stacking at other In-N-Out restaurants during rush times. He asked if the City had considered an adequate stacking plan which would avoid having cars consistently blocking parking spaces. Associate Planner Wuu said there were over 10 stacking spaces. Staff did not see a significant issue. Commissioner Quill asked if the development was over, or under- parked. Staff said it currently met the City's parking requirements. Planning Manager Sawyer replied to the stacking question stating the site had been designed to allow the overflow queue to extend back into the parking lot. This made it a little more visible from Highway 111, and if that was a concern the Commission could address it by conditioning more landscaping to hide the stacking. Commissioner Weber said if there was an overflow of more than 10 cars, it could probably be accommodated with additional berming or an addition to change flow. Commissioner Weber said generally the student and walkability issues had been addressed. The parcel map did show a sidewalk to accommodate the student traffic. He had a concern about the elevation change in the northwest corner in relation to if, and when, a bridge was going to be built. He asked if the elevation would change then. Chairman Alderson said he was correct. The bridge, currently planned for construction, would make the grade change from 13% in one direction to 4% in another direction based on a flat bridge deck. A curvilinear deck would change that. He said the northerly access could be preserved even under the bridge condition, however if that was a concern a condition could be added. Chairman Alderson asked for confirmation that the grade differential would change from 13% in one direction to 4% in the other direction. Principal Engineer Wimmer said that was correct, per the Preliminary Study. Commissioner Weber said he was concerned about adequate bike access and cited the example of the McDonald's restaurant. P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-OS.doc 5 Planning Commission Minutes July 22, 2008 Chairman Alderson said the Commission had spent a lot of time in discussion of drive-through screening. He was concerned about screening on the corner as well as the entire parking lot. He referenced the undulations and berming shown in the architectural layout. He described the landscape palette and layout and wanted to know if the seven or eight large trees shown were adequate screening for that size acreage. Chairman Alderson said the Commission had two sets of revised conditions of approval and asked staff if there was anything the Planning Commission should be concerned about Planning Manager Sawyer explained the information contained in the memos submitted to the Planning Commission, copies of which are on file in the Planning Department. Chairman Alderson asked if staff would confirm the applicant was not required to participate financially in a future signal via bonds or an agreement. Principal Engineer Wimmer said that was correct. City Attorney Jenson clarified the information from the Public Works Department stating the reasons why the conditions were not written to require the developer to contribute to future signalization. She said the signalization issue was currently anticipated to be added to the DIF (Development Impact Fee) 100% at the August 5`" City Council Meeting, when Council would take up the revised DIF. Because the signalization would be 100% funded by the DIF, Public Works staff did not think it was appropriate to add it as a condition. However, that is not yet approved. A condition could be added to the effect that if the DIF was not added then the applicant's responsibility would be 50%, but it was anticipated that it would be funded by the City-wide DIF. There being no further questions of staff, Chairman Alderson asked if there were any applicant representatives or comments. Mr. Brad Sobel, Highway 1 1 1 Partners, 420 Beverly Drive, Beverly Hills CA 90210, was introduced. Mr. Sobel responded to staff's comments on the Highway 1 1 1 screening for Building 6. He said they did what they felt was a thorough job of screening by providing screening walls, berming, and landscaping to eliminate the visibility of autos from Highway 1 1 1 in that area. He then went over the cross-section screening shown on the screen. P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-OS.doc Planning Commission Minutes July 22, 2008 Chairman Alderson asked about the panelized landscaping. Mr. Sobel said they were masonry walls. Mr. Sobel gave a brief explanation of the plans and said the architect for In-N-Out Burger, and a representative from LA fitness, were present. Mr. Steve Sherrill, Landscape Development, 1874 Tandem Way, Norco 92860 introduced himself and offered to answer any questions. Chairman Alderson said he had grave concerns about screening and asked about the shading of the nine Palo Breas in the center of the site. Mr. Sherrill said they were a low branching screening tree. Chairman Alderson asked if they were deciduous. Mr. Sherrill replied they were. Chairman Alderson asked about the height of the Blue Palo Verde trees to be installed in 24-inch boxes. Mr. Sherrill said, on average, they were about 10 feet high at the top of the canopy when planted. Chairman Alderson commented that the desert willow was also a lower branching tree with negligible screening value. Mr. Sherrill replied it was a wispy tree. The Bruce Lancia had been chosen for use in the parking lot as it was a denser variety. Chairman Alderson discussed several other tree varieties and their shading properties. Mr. Sherrill responded relocation and re-specification of the trees was not a problem. He added, the applicant had actually focused their efforts on screening and berming of the drive- through area. The berming issues could be achieved through modifications within the space available. Commissioner Quill said he could not read the grading plan as it was too small. He requested the applicant describe the grade at several locations as he would be unable to make a decision without clarification of these numbers. He added the Commission had been consistent on stating turf would not be approved if it did not serve a legitimate purpose. He suggested the applicant replace the turf with adesert-tolerant ground cover. He also had concerns about the sidewalk. He could not tell what the width of the sidewalk was but said it needed to be at least eight feet along the entire length. He said he would defer to Commissioner Barrows' suggestions for plant choices. P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-08.doc '] Planning Commission Minutes July 22, 2008 Mr. Sherrill said the purpose of the turf was to stay consistent with neighboring property but the applicant could go back and remove the turf. Commissioner Quill said his biggest issue was the berming and keeping cars, headlights, and car hoods invisible from Highway 1 1 1. Commissioner Barrows endorsed the comments made by Commissioner Quill. She didn't have an alternative suggestion for the desert landscape, but said she understood the berming was supposed to be three feet high. She suggested if the turf was eliminated, there would be the potential for a higher berm. She said additional trees were needed, possibly Palo Verdes. She agreed with the ALRC, in terms of landscaping, the African Sumac was compact but was not sure that would work out. She said Mesquite does best, but suggested the applicant look for a tree which provided more shade. She also echoed Commissioner Quill's comments regarding the turf. Commissioner Quill asked if the buildings would be brought back to the Commission at a later date. Planning Manager Sawyer said the approval of the buildings would be made at this meeting. Chairman Alderson said these buildings were superior to those on the adjacent property and were very well designed. He said the layout was very good for the LA Fitness building. Mr. Mike Sutton, RBF Consulting, 74-130 Country Club, Palm Desert, explained the property grading. He explained the differentiation in heights across the development versus the Highway 111 grade and the possibilities of changing the height of the berm. Commissioner Quill said to simplify the issue on the berming we could just require it be approximately a three foot berm in elevation, above the top of curb elevation on the parking lot side in a meandering, sloping form, but said that couldn't really occur where the paths came through. Chairman Alderson said he was going to recommend that the landscaping be brought back. He asked if the Commission could do that as a separate issue. City Attorney Jenson said yes. Commissioner Barrows had a question about a Tentative Parcel Map condition dealing with the sidewalk on Dune Palms. She said the condition required an eight foot meandering sidewalk which it does in part, but not the whole way. She asked if the applicant could address P:\Reports - PC\2006\8-26-OS\PC Minutes 7-22-08.doc $ Planning Commission Minutes July 22, 2008 having the sidewalk off the street; possibly by making it wider on Dune Palms to better serve the high school students. Mr. Sherrill commented on the areas where the sidewalk meandered. He explained there was not enough room to meander the sidewalk into the landscaped area. He said there was also a requirement to have a sufficient berm between the street and the parking lot. For those reasons it remained curb-adjacent and had some curvilinear nature between Buildings 4 and 5 and the street. Commissioner Barrows asked if that eliminated the possibility of putting the sidewalk on the other side of the berm. Mr. Sherrill replied that was correct but then it would be adjacent to the parking lot. He said that was a possibility. There was a brief discussion about clarification of which area was being discussed. Mr. Sherrill pointed out the correct area. Chairman Alderson asked if the applicant was discussing the possibility of bringing in the sidewalk into the inward area. Mr. Sherrill said that would be the other alternative; to route the sidewalk to be immediately adjacent to the end of the parking stalls and have the berming between the walk and the curb. He was unsure if that affected the Public Works condition concerning the stalled cars issue. That was not a part of the applicant's design issue. It was strictly the berming. Chairman Alderson asked about Building 1 along the west face, and asked if the sidewalk could be brought inward there, then the same condition could apply in both locations. Commissioner Quill asked if the slope was getting to be an issue there? Mr. Sutton said the slope was beginning to be an issue there and went over the landscape plan, discussion of the sidewalks, the layout, and the reason for the layout. He ending by saying the primary way they want to direct traffic, until a bridge was completed, was on the west side of the street. Chairman Alderson replied the traffic could not be put over there. Mr. Sutton explained the sidewalk, on the north side of the wash, was along the high school. P:\Reports - PC\2008\5-26-OS\PC Minutes 7-22-08.dac 9 Planning Commission Minutes July 22, 2008 Commissioner Quill said he was right about that and there was no sidewalk on the east side. Commissioner Weber said that was right and that area was going to have to have some improvements. He said he was glad the Commission was addressing the issue specifically concerning the areas by the high school, over on Adams Street, and through the wash. It was critical these issues be addressed. Having the sidewalk adjacent to the street was not a very good plan and needed to be mitigated. Commissioner Quill said if the sidewalk could not be relocated then it had to be made wider. Chairman Alderson asked why the eight foot sidewalk couldn't be brought in and the street side be landscaped. Mr. Sutton replied currently the sidewalk was six feet wide. He said an eight foot width might be possible. He said to move the sidewalk non-curb adjacent could be difficult because of some of the slope issues, especially on the north side. Chairman Alderson asked if this was due to grade issues. Mr. Sutton said yes, as well as ultimately with the bridge condition. Chairman Alderson asked if the Commissioners felt there were enough issues brought up to bring the landscaping portion of the project back, at a later date, and go forward with the rest of the project. Commissioner Wilkinson commented on the landscaping saying an adjacent city had installed artificial turf in some of their medians. He said this could be a future solution for the look of turf while eliminating the extensive upkeep and water usage requirements. He commented he could not tell the difference in the appearance of the artificial turf unless it was pointed out. Chairman Alderson said maintenance of turf was expensive in proportion to the square footage. He said he was in support of Commissioner Quill's comments and said maybe sod could be a viable alternative. Mr. Sobel said he wished to speak to the sod issue. He said they were not a proponent of "we must have sod there". It was just a design idea. They would be happy to remove the sod and continue with the desertscape. He added they were happy to take the conditions asked for, regarding increasing the width of the sidewalk on the north end and in P:\Reports - PC\2 00 818-2 6-OB\PC Minutes 7-22-OB.doc 1Q Planning Commission Minutes July 22, 2008 the middle section, and also further south in front of Buildings 4 and 5 to accommodate a wider width if it could not be accomplished due to grade issues. They were happy to make the sidewalk wider to accommodate the Commission's request. Commissioner Barrows said, in response to Chairman Alderson's question about the separation of the landscaping from the balance of the project, there were some conditions which applied to the project and some to the landscaping. She clarified the Chairman was suggesting they go on with the project and review the landscaping portion at a later date. Chairman Alderson replied either separate the issues or include conditions to address the landscaping concerns on the project and then go forward. Commissioner Barrows asked the applicant if they had additional comments on the project before the Commission proceeded further. Mr. Sobel said they had no further specific comments other than to address the Commission's concerns and questions. There being no further applicant comments Chairman Alderson asked if there was any public comment. Mr. Dr. J. W. Allen, 80-416 Pebble Beach, La Quinta, said he wished to speak in support of the proposed development. He and his wife had been long time friends of the principals in the corporation and knew, from their past endeavors, they had always done a first class job. They were very responsible and interested in the area. He added, in conversations with friends and residents of PGA West, the development of this particular parcel was of great interest to that group to get rid of the last empty space in a way that was very attractive. He said the idea of the In-N-Out Burger, as well as the LA fitness was very attractive to the locals. He said he was looking forward to the Commission's approval and the project's ultimate completion. Mr. Sobel said he wanted to be sure everyone understood the access to the middle drive. He said the documents the Commission had showed full term movements were permitted with a stop sign for a traffic signal at the section discussed previously . He suggested there was an earlier misunderstanding regarding the turn movements. He asked for clarification from staff. P:\Reports - PC\2006\9-26-OS\PC Minutes 7-22-OB.doc ] ] Planning Commission Minutes July 22, 2008 Principal Engineer Wimmer pointed out Condition 22 a, & b in the Tentative Parcel Map Conditions: the Dune Palms Road southerly access drive was a right in right out, and no left turns in or out were permitted, the middle access drive, which was the one across from Corporate Center Drive, scheduled for future signalization, allows full turn movements (stop controlled on the driveways at project opening). Later on, if a signal was warranted, it would be full turn movements with a traffic signal. He added that Mr. Sobel was correct instating that it was full turn movement on that access. And on the northerly access the drive was aright-in, right-out with prohibitions of the left turn in and out. Commissioner Quill said there was a deceleration lane coming into number 3 and asked if that same width carried across to number 2 so that it stayed a deceleration lane as you come into number 2 as well. Mr. Sobel said no it did not. The deceleration lane at the drive entrance for number 3 was put in after discussion with City staff. That entrance was actually below the trip count for a required deceleration lane, but the applicant offered to put that in at that intersection; however traffic to number 2 did not continue as a deceleration lane. There being no further questions, or public comment, Chairman Alderson closed the public participation portion of the meeting and opened the matter for Commission discussion. Commissioner Weber said he was curious why the middle driveway was chosen for signalization. The orientation was similar to Adams Street, close to the entrance into the Henry's market and the Post Office. Associate Planner Wuu said there were two issues dealing with the signalization of the middle driveway: 1-. the southern driveway did not meet General Plan requirements, as the southern access would be too close to Highway 1 1 1, another signalized intersection; and 2). the intent was Corporate Center one day would go all the way through and the light on Adams would be synchronized with this one. Commissioner Weber had additional comments on the sidewalk issue. His reference point being Adams street which had some berming between the curb and gutter and the sidewalk adjacent to the Jiffy Lube and where they had berming. He did not like the sidewalk adjacent to the street on Dune Palms. He suggested with all the traffic anticipated at In- N-Out if there could be some kind of retaining wall and relocation of the sidewalk. He said there should at least be some kind of separation P:\Reports - PC\2008\9-26-OB1PC Minutes 7-22-08.doc IZ Planning Commission Minutes July 22, 2008 through curb and gutter. He deferred to the rest of the Commission. He strongly felt it needed to be addressed. He brought up the access to the wash area and to a future trail, and said he hoped the applicant would include a trail on the multi-use trail in his planning process. He commented on the bike lane and his hope the City continued to be friendly to bike usage. Commissioner Barrows said after looking at the conditions she would support a condition to remove the turf. She had concerns on the landscaping issues, such as screening, additional planting, more trees and a condition which specifically addressed the berms, and was in favor of bringing the landscaping back as a separate issue Commissioner Barrows said she deferred to Commission Quill's suggestion on how the berms should be addressed. She was interested in the trails issues and how they needed to be dealt with, as well as an alternative parking lot tree as recommended by the ALRC that provided more shade. She concurred with Commissioner Weber; she would not be comfortable with the sidewalk design as presented on Dune Palms. Commissioner Quill said he wanted to replace the Bruce Lancia as the main shade tree in the parking lot with an alternative which would not be chosen at the meeting but could be deferred to the Planning Director's approval. Commission Barrows said there was already a condition that addressed that concern. Commissioner Quill said he'd like to propose that the sidewalk on Highway 1 1 1 be ten feet wide. He was concerned with children walking to school and the safety issue of acurb-adjacent sidewalk. He suggested a retaining wall could be used because of the difference in elevation between the parking lot and Dune Palms on the right side, which would prevent the students from molesting the plants behind that retaining wall and deter the vandalism of landscaping along Dune Palms. He was amenable to quality fake turf. He agreed with the trail condition and wanted to add a condition to make sure the future access between those two buildings for the multi-use trail would be provided since the whole purpose of building the multi-use trail, along the wash, was to access the commercial sites. P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-08.doc ] 3 Planning Commission Minutes July 22, 2008 Commissioner Quill also requested there be a minimum three foot meandering berm, measured from the southerly top of curb of the parking lot between Highway 111 and the parking lot. Commissioner Weber asked if that three foot berm would be the whole length of the parking lot. Commissioner Quill replied basically the whole length except at the ends where the sidewalk came through where they would have to maintain handicap access. Chairman Alderson asked if Commissioner Quill was asking that it be more constant instead of the undulations shown on the plans. Commissioner Quill said yes; not engineered, but alandscaped-quality berm. Commissioner Wilkinson asked for clarification on the trails condition. He asked if there was some language already included. Planning Manager Sawyer said the Commission could add to the language read earlier to clarify that said improvements include access to the site between Buildings 2 and 3. He read the entire condition which said: "If the Planning Director determines that improvements along the Channel Bike Trail are required the developer will be required to install such improvements or bond for the improvements prior to the approval of the final map. Said improvements shall include access to the site between Buildings 2 and 3." Commissioner Wilkinson was in favor of that condition. Chairman Alderson had a lot of criticism of the landscape plans, but wanted to make sure the ALRC knew there was no disrespect towards them. This was constructive criticism. He mentioned several problems with the landscaping plans; such as issues with berms in the permanent grade, the variety of trees, additional trees needed on the Highway 1 1 1 side, shade tree replacements, readable drawings, sidewalks that were either 8 or 10 feet and with undulation, and a revised plan eliminated the turf. He added since there was a reference to the multi-use trail plan and the bike path, if he were the applicant, he would want to know what was being requested and how much money was involved. The applicant might have to bond or enter an agreement and he hasn't any idea of how much money was involved. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-OB.doc ),4 Planning Commission Minutes July 22, 2008 Commissioner Quill commented the building of the multi-use trail was being diligently pursued by the Community Services Department while the Planning and Public Works Departments might not be looking at its inclusion in the appropriate plans. He was concerned that some projects had been conditioned to build the trail, others had not. Chairman Alderson said meeting discussion was alluding to the fact that the applicant might have to post a bond for it. He asked Commissioner Quill if they were discussing a bike path along the berm of the channel. Commissioner Quill said yes. Chairman Alderson asked if the developer had to post a bond or enter an agreement to do that. City Attorney Jenson said the developer would have other improvements he would have to do as well that he will have to bond for, this could just be listed as one of them. That would all done by the applicant's engineer, who would come up with an estimate. Commissioner Quill asked if a future business item could be scheduled to discuss how the bike path would be funded and to address the issue of developer bonding/funding requirements. Planning Manager Sawyer replied they would bring back an update at the next meeting which would include the status of the trail, how it fit in with the General Plan and Parks Trail, and which projects were subject to it at the next meeting. Chairman Alderson said he was leaning towards suggesting the processing of the project and setting the landscaping aside to deal with it as a separate entity. Since the Commission was dark on August 12`", he was concerned the delay would encumber the applicant's progress. Commissioner Quill said, in the past, the Commission had approved projects, with the landscape plans being brought back separately for later approval. City Attorney Jenson said the Commission could condition the final landscaping plans be subject to Planning Commission approval. Commissioner Weber asked if that would cause the applicant any hardship. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-OB.doc ] 5 Planning Commission Minutes July 22, 2008 Commissioner Quill said the applicant had to prepare the plans anyway. The hardship could be a potential of a couple of weeks of waiting to be placed on the agenda. City Attorney Jenson said the Commission would need to give the applicant some direction as to what they would need to include in the final landscaping plans. Chairman Alderson asked the applicant if this condition was imposed, did they have enough information to complete the task. Mr. Sobel said yes. They had enough notes to come back with something more acceptable to the Commission. Me did discuss the requested bike lane and what the current design plans were for the back of the buildings. He described the easement with CVWD and parking spaces behind the building areas. He suggested they could possibly include some sort of striping plan in the rear of the project to provide use for the bicyclists. He was not sure how wide it would have to be, but used the example of a ten foot bike path on the northernmost edge of the project. Commissioner Weber said what he was envisioning was some special pavement, between Buildings 2 and 3, that would connect the applicant's property to the CVWD property where the trail would be located. It was not his objective to take away any of the property of the applicant but to provide an access point that would come straight through that area. Mr. Sobel said the Commission should be aware there was an architectural element running between Buildings 2 and 3. He went up to the exhibits and pointed out the feature (an arch) which had been included for possible tenant use as outside seating. There would be the opportunity for an outside restaurant area, or coffee service area, to allow the space to be utilized and not wasted. He was sure they could accommodate access to the trail as well as the potential tenants' use of that area. Commissioner Quill asked Mr. Sutton about the relationship between the pavement and the top of the levee. Mr. Sutton replied the top of slope lining to his property line was 15 feet or so. The easement Commissioner Quill was referring to was actually for a sewer line located at the back of the property. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-OS.doc 1( Planning Commission Minutes July 22, 2008 Commissioner Quill said that was the 15 feet that would potentially be used to build the multi-use trail. He also commented on landscaping along the berm to screen buildings from the residences across the wash. Mr. Sutton asked if he was suggesting the plantings be placed in the CVWD easement. Commissioner Quill replied yes. Chairman Alderson quoted Councilman Sniff as having said every time he sees a Prest Vuksic building, before him, he has little concern whatsoever as to its quality because they are top-drawer architects. Chairman Alderson echoed those sentiments, but he did have concern with the use of the land. There are only two pieces of commercial ground left in La Quinta on Highway 111 and he said it was imperative the Commission really did their best to screen it for architecture and land use. He did not believe the best usage was a fast food restaurant. Having said that, he added this particular building overrode that because of its nice design. He was still concerned with the screening but reiterated he did not like the fact there was another fast food restaurant on one of the two very precious remaining commercial sites and asked to go on record as having said that. There being no further discussion, it was moved and seconded by Commissioners Barrows/Wilkinson to approve Resolution 2008-019 recommending approval of Environmental Assessment 2008-593, as recommended. Unanimously approved. There being no further discussion, it was moved and seconded by Commissioners Barrows/Weber to approve Resolution 2008-020 recommending approval of Tentative Parcel Map 36067, with conditions as amended below: 1. Amend Condition 11 to read as follows: Dedications shall include additional widths as necessary for dedicated right and left turn lanes, curb cut and curb ramps, a Class III Bike Route and other features contained in the approved construction plans. Additionally, the applicant shall dedicate additional right of way for the construction and maintenance of the potential future traffic signal on the east side of Dune Palms Road at the intersection of Corporate Center Drive/Middle Access Drive. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-08.doc ]~ Planning Commission Minutes July 22, 2008 Pursuant to this requirement the applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 "equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, and deceleration lane(s-. The geometric layout shall be accompanied by professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback required. 2. Amend Condition 19.A.11b) to read as follows: 10-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 250 feet. The applicant shall also install City of La Quinta standard light bollards spaced at 40 feet on center and alternating from back to front of the sidewalk as approved by the Planning Director. 3. Add paragraph 2 to Condition 19.A.21a-, which shall read as follows: The sidewalk on the west side of the project (Dune Palms Road) if located adjacent to the roadway shall be expanded to a ten foot width, if feasible. As an alternative, if the sidewalk could be feasibly located further east of the roadway, the sidewalk may be eight feet in width. The sidewalk, located on the south side of the project (Highway 111) shall be expanded to ten feet in width. 4. Replace Condition 19.A.21e) with the following: Interconnection between the existing traffic signal at the Highway 1 1 1 and Dune Palms Road intersection and the future traffic signal at the Corporate Center Drive/Middle Access Drive intersection. The design and installation shall include at a minimum, conduit, P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-OS.doc ] $ Planning Commission Minutes July 22, 2008 and pull boxes to provide a workable system as approved by the City Engineer. 5. Add the following paragraphs to Condition 70, as follows: The curbside turf, located on the northwest driveway shall be completed removed and replaced with artificial turf or equivalent water-efficient landscaping. Additional shade trees shall be added to the landscaping palette; and shall include the Palo Verde and Mesquite varieties. Screening shall be provided on the north (Whitewater Channel) side of the project to partially screen the buildings from the adjacent residential properties. Varieties such as oleanders may be used as screening material. 6. Insert the following as Condition 71 and adjust subsequent numbers: The berms as identified and located within the landscape area adjacent to Highway 1 1 1 shall be a minimum of 3 feet in height as measured from the top of curb on the parking lot side of the project. 7. Amend Condition 72 (re-numbered as 73) to read as follows: "The applicant shall submit the landscape plans for approval by the Planning Department and green sheet sign off by the Public Works Department. When plan checking has been completed by the Planning Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Director, however landscape plans for landscaped median on public streets shall be approved by both the Planning Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for a green sheet approval by the Public Works Department. Final landscape plans for on-site planting shall be reviewed by the ALRC and approved by the Planning Commission. Said review and approval shall occur prior to issuance of first building permit unless the Planning Director determines extenuating circumstances exist P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-08.doc 19 Planning Commission Minutes July 22, 2008 which justify an alternative processing schedule. Final plans shall include all landscaping associated with this project and shall clearly identify all pedestrian walkways including the central sidewalk area. NOTE: Plans are not approved for construction until signed by both the Planning Director and/or the City Engineer." 8. Add the following Condition as number 78 as follows: The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements and perimeter landscaping including but not limited to Lot A, access drives and sidewalks. The applicant shall submit the agreements for maintenance to the Planning Director and City Attorney for review and approval. Approval of the agreements must be obtained prior to final approval of the tentative parcel map. 9. Add Condition 81 which shall read as follows: "If it is determined that improvements to facilitate amulti-purpose trail along the Whitewater Channel are appropriate, the developer shall install or bond for such improvements prior to the approval of the final map. Said improvements shall include access from the trail facility to the interior of the site between Buildings 2 and 3. Said determination shall be made by the Planning Director and be based on existing General Plan policies with consideration of conditions of approval required of comparable approved projects as well as circumstances unique to this specific proposed development and site." 10. Add Condition 82 which shall read as follows: "Should the Corporate Way central access signal not be included in the DIF calculations, as of August 2008, the developer shall be responsible for 50% of the cost of signalization." Unanimously approved. P:\Reports - PC\2008\6-26-OS\PC Minutes 7-22-08.doc 2Q Planning Commission Minutes July 22, 2008 There being no further discussion, it was moved and seconded by Commissioners Barrows /Wilkinson to approve Resolution 2008-021 recommending approval of Site Development Permit 2008-902, with conditions as amended below: 1. Amend Condition 1 1, first paragraph to read as follows: Dedications shall include additional widths as necessary for dedicated right and left turn lanes, curb cut and curb ramps, a Class III Bike route and other features contained in the approved construction plans. Additionally, the applicant shall dedicate additional right of way for the construction and maintenance of the potential future traffic signal on the east side of Dune Palms Road at the intersection of Corporate Center Drive/Middle Access Drive. 2. Amend Condition 19.A.1)b) to read as follows: 10-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 250 feet. The applicant shall also install City of La Quinta standard light bollards spaced at 40 feet on center and alternating from back to front of the sidewalk as approved by the Planning Director. 3. Add a second paragraph to Condition 19.A.2)a), which shall read as follows: The sidewalk on the west side of the project (Dune Palms Road) if located adjacent to the roadway shall be expanded to a ten foot width, if feasible. As an alternative, if the sidewalk could be feasibly located further east of the roadway, the sidewalk may be eight feet in width. The sidewalk, located on the south side of the project (Highway 1111 shall be expanded to ten feet in width. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-08.doc 21 Planning Commission Minutes July 22, 2008 4. Amend Condition 71 to read as follows: The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements and perimeter landscaping including but not limited to Lot A, access drives and sidewalks. The applicant shall submit the agreements for maintenance to the Planning Director and City Attorney for review and approval. Approval of the agreements must be obtained prior to final approval of the tentative parcel map. 5. Insert this Condition as number 74 to read as follows: If it is determined that improvements to facilitate amulti-purpose trail along the Whitewater Channel are appropriate, the developer shall install or bond for such improvements prior to the approval of the final map. Said improvements shall include access from the trail facility to the interior to the site between Buildings 2 and 3. 6. Insert this Condition as number 75 to read as follows: Said determination shall be made by the Planning Director and be based on existing General Plan policies with consideration of conditions of approval required of comparable approved projects as well as circumstances unique to this specific proposed development and site. 7. Insert the following as Condition 76 and adjust subsequent numbers: Should the Corporate Center Drive central access signal not be included in the DIF calculations, as of August 2008, the developer shall be responsible for 50% of the cost of signalization. 8. Amend Condition 77 (re-numbered as 80) to read as follows: The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. The curbside turf, located on the northwest driveway shall be completely removed and replaced with artificial turf or equivalent water-efficient landscaping. P:\Reports - PC\2008\8-26-08\PC Minutes 7-22-08.doc 22 Planning Commission Minutes July 22, 2008 Additional shade trees shall be added to the landscaping palette; and shall include the Palo Verde and Mesquite varieties. Screening shall be provided on the north (Whitewater Channep side of the project to partially screen the buildings from the adjacent residential properties. Varieties such as oleanders may be used as screening material. 9. Amend Condition 79 Ire-numbered as 83-, second paragraph, to read as follows: Final landscaping plans for on-site planting shall be reviewed by the ALRC and approved by the Planning Commission. Said review and approval shall occur prior to issuance of first building permit unless the Planning Director determines extenuating circumstances exist which justify an alternative processing schedule. Final plans shall include all landscaping associated with this project and shall clearly identify all pedestrian walkways including the central sidewalk area. 10. Add Condition 97, which shall read as follows: The waiver of the requirement of grill spaces shall only be allowable for the proposed singular tenant, In-N-Out Burger. Any changes in tenant occupation will cause the condition to revert back to the requirement of two (2) grill spaces. Unanimously approved. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to approve Resolution 2008-022 recommending approval of Conditional Use Permit 2008-111, as recommended. Unanimously approved. VII. BUSINESS ITEMS: None VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None IX. COMMISSIONER ITEMS: A. Chairman Ed Alderson said he would give a brief overview of the City Council meeting of July 15, 2008 at the next meeting. P:\Reports - PC\2008\6-26-OS\PC Minutes 7-22-OS.doc 23 Planning Commission Minutes July 22, 2008 B. Planning Manager David Sawyer invited the Commissioners to a Housing Community Forum to be held on July 24, 2008, from 6:00 p.m. to 8:00 p.m. at the La Quinta Library. C. The Schedule of Commissioner Attendance at City Council Meetings was discussed. D. Commissioner Attendance Update. Planning Manager David Sawyer asked if the Commissioners would like to receive this update at each meeting or on a quarterly basis. The Commission unanimously agreed to receive it on a quarterly basis. E. Discussion of the LEEDS Tour (Vista Dunes) scheduled for July 24 and 25, 2008. Schedule distributed to Commissioners. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Barrows/Quill to adjourn this regular meeting of the Planning Commission to the next regular meeting to be held on August 26, 2008. (Planning Commission is dark for the August 12`" meetingl. This regular meeting was adjourned at 8:59 p.m. on July 22, 2008. Respectfully submitted, ~~~ -" ~X.CI~tJ Carolyn Walker, Executive Secretary City of La Quinta, California P:\Reports - PC\2008\8-26-OS\PC Minutes 7-22-OB.doc 24