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2008 09 23 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 23, 2008 CALL TO ORDER 7:01 P.M. A. This meeting of the Planning Commission was called to order at 7:01 p.m. by Chairman Ed Alderson who asked Commissioner Barrows to lead the flag salute. B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert Wilkinson, and Chairman Ed Alderson. C. Staff present: Planning Director Les Johnson, Planning Manager David Sawyer, Assistant City Attorney Michael Houston, Principal Planner Stan Sawa, Principal Planner Andrew Mogensen, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: Chairman Alderson asked if there were any changes to the Minutes of September 09, 2008. There being none, it was moved and seconded by Commissioners Barrows/Wilkinson to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Site Development Permit 2008-904; a request of T. D. Desert Development for consideration of architectural and landscaping plans for six new prototypical unit types and a sales center, located on the east side of Madison Street between Avenue 58 and Avenue 60 in Andalusia at Coral Mountain. Chairman Alderson opened the public hearing and asked for the staff report. P:\Reports - PC\2008\10-1408\Final-Minutes 9-23-08.doc Planning Commission Minutes September 23, 2008 Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Planning Department. Chairman Alderson asked for the location of the houses which were already constructed. Staff highlighted the location on the power point exhibit and explained the completed areas and proposed residences. Commissioner Barrows had a question as to whether the lawn was next to the curb and whether there was an Ordinance preventing that. Staff said the lawn is next to the curbs and there are requirements for the distance between the curb and the sprinkler heads. Commissioner Barrows suggested the landscape architect modify the plans to move the lawn from the curb up next to the building as she was concerned about the functionality of the turf and water runoff into the street. Commissioner Wilkinson said he toured the site and saw no parking available for the models. Staff said if the plan was approved parking spaces would be required. Commissioner Wilkinson asked if the City had any plans to require a percentage of new developments to meet no turf requirements. Planning Director Johnson replied the City did not have such a requirement and explained how the landscaping assessment was done by the Coachella Valley Water District (CVWD) in the review of the final landscaping plans. Their review includes the efficiency provisions of their Ordinance and contains water allowances and turf calculations based on what is proposed. He pointed out the majority of the current residences were built under the previous provisions, and new building would be reviewed under the latest provisions. Staff pointed out it was the Commission's option to impose something more restrictive and used the example of the restrictions on water features. Commissioner Wilkinson commented on the seriousness of water conservation. Staff said the conversation was certainly relevant to new construction, but of major concern was retrofitting or redevelopment of existing landscaped areas. The current efficiency standards would help with future development. P:\Reports - PC\2008\10-1408\Final-Minutes &23-08.doc 2 Planning Commission Minutes September 23, 2008 Commissioner Wilkinson asked if all the new homes had the Smart Controllers offered by CVWD. Staff replied they were a required element for new construction, but did not know if that applied to single family homes. Commissioner Barrows said she thought the City Ordinance required Smart Controllers and it applied to developer-installed versus single- family. Staff replied they would get back to the Commission on the specifics, but whatever CVWD identified in their model ordinance was followed by the City. Staff said there was currently a program to assist with the purchase of Smart Controllers for retrofitting. Chairman Alderson asked if the Smart Controllers were a requirement would they be installed. Staff replied if they were mandated they would be included. This would be addressed in the final landscape plans. Chairman Alderson asked if the reference on Page 3, Paragraph 5 referred to exterior trowel-smoothed plaster such as that in Andalusia. Staff replied it was the same as stucco. Chairman Alderson asked if the second story, at 28 feet, was in violation of the City's height codes. Staff replied the Code allowed 32 feet. Chairman Alderson asked if there would be any sight problems with the two-story versus the one-story homes as he was concerned about the effect upon the current residences. Staff said it was a buyers' option and there could be situations where there could be a conflict. Chairman Alderson asked if staff had a site plan for the Commissioners to view. Staff said they did not have a site plan identifying the location of possible two-story units. Staff suggested the developer's architect might have more information on this issue. Planning Director Johnson pointed out there was a condition of approval that did not allow the two-story option to be built against existing homes. The matter would only be pertinent to new construction away from, and not adjacent to, the existing homes. Staff made every effort to make sure there was a separation between the established residences. Chairman Alderson had a question about the lot coverage and asked if it was within Code. Staff said yes. P:\Reports - PC\2006\70-14-09\Final-Minutes &23-OB.doc 3 Planning Commission Minutes September 23, 2008 There being no further questions of staff, Chairman Alderson asked if there were any applicant representatives or comments. Mr. Mark Pekarek, Pekarek-Kendall Architects, 31872 Camino Capistrano, Suite 100, San Juan Capistrano, California, introduced himself and gave a presentation of the layout of the lots and how the views were effected by the layout. Commissioner Quill asked it there was a representative from Andalusia. Mr. Pekarek replied there was not. Commissioner Quill asked if Mr. Pekarek knew if the front yards were maintained by a homeowners' association with a single gardening service maintaining them all. Mr. Pekarek said the front yards were maintained by the homeowners' association while the rear yards were maintained by the individual homeowners. Chairman Alderson referred to Commissioner Wilkinson's earlier comments on the water conservation and asked how much sod was contained in each home not using the desert plan. Commissioner Quill replied it was only about eight feet wide. The Commissioners and staff then went over the landscaping plans. Commissioner Weber asked if Mr. Pekarek knew whether the homes were being built to minimum Title 24 standards, or did they go beyond that. Mr. Pekarek replied they were making efforts to include as much energy efficiency as possible with the addition of features such as solar light wells on the roof and tankless water heaters. Their objective was to build a greener product than what was presently there. Commissioner Weber asked if they were anticipating the inclusion of solar panels. Mr. Pekarek said he was not sure because it is a golf community and there is sensitivity of the issue of concrete versus clay tiles due to the possibility of golf balls damaging the roofs. Commissioner Weber said he hoped future developers would work with the local utility on recommendations for energy efficiency measures. Mr. Pekarek said at one time they did consider working towards LEED certification, but he couldn't guarantee that now. Commissioner Weber commented on LEED certification, Title 24, and the ability to build a marketable green product. P:\Reports - PC\2008\70-1408\Final-Minutes 9-23-08.doc 4 Planning Commission Minutes September 23, 2008 Commissioner Weber asked if an ALRC condition regarding decorative treatment in the driveway had been included. Staff replied the ALRC had asked the applicant to include pavers in the design of the driveway to draw visual attention to the front door since it was somewhat offset and hidden from the street view. Mr. Pekarek asked that Proposed Plan 11 be shown to the Commissioners and he described the layout and pointed out where the paved driveway would be included. He agreed a design enhancement was needed to define the home's entry. Commissioner Weber asked about the logistics of the staff review of the condition requesting the pavers. Staff responded by saying typically the Building & Safety Department reviewed the prototypical plans, and oversaw compliance of the conditions. Commissioner Weber asked if no-turf was a viable option and wanted to know the percentage of existing homes utilizing that option. He wondered if many buyers were utilizing this option since their landscaping was maintained by the homeowners' association. Mr. Pekarek said he was not really able to comment on that because he was not the landscape architect. However, he did not recall seeing any of the existing homes with lawn but were, instead, utilizing a desertscape theme. Commissioner Barrows wanted to know if there was an opportunity for the homeowner to provide window shading either through the planting of trees or through architectural features. She did not see anything on the drawings that addressed that concern. Mr. Pekarek said there was nothing in the plans as there was only atwo- inch recess on the windows. However, they were using windows with a low-E factor, high shading coefficient. Those features should help reduce some of the solar impact on the homes. Commissioner Barrows said she was interested in modifications that could provide more shading; such as planting trees, but that was the homeowner's prerogative. Mr. Pekarek said that was a landscaping issue. Commissioner Barrows said the project had a lot of turf, in terms of the golf course and water, but she was in agreement with staff's recommendations. P:\Reports - PC\2008110-14081Pina1-Minutes 9-23-OS.doc 5 Planning Commission Minutes September 23, 2008 Chairman Alderson asked staff if they knew what percentage decided not to go to a no-turf option. Planning Director Johnson said since it's addressed on a case-by-case basis with the individual homes, he could not provide a specific percentage or number. Chairman Alderson asked if staff noticed any current trend in the choice of no-turf landscaping. Staff said they did not see a heavy use of that option. He cited the example of the Standard Pacific development on Avenue 58. Chairman Alderson asked Mr. Pekarek if he agreed with the conditions of approval. Mr. Pekarek said the client agreed to them. Commissioner Wilkinson was concerned about the possibility of the two story homes being restricted to one side of the street versus another. He gave the example of Phase 3, where the two story homes could be located on the north side of the street they would be looking over the other houses and that made sense. But, if the houses on the south side of the street exercise the option they would not be looking at any mountains and would be blocking the peoples' views from across the street. Mr. Pekarek said that was correct. Commissioner Wilkinson asked if there was any thought given to limiting the second story option. Mr. Pekarek said yes. They planned to pre-plot each house and eliminate the second story from certain lots. He added the second floor was designed only for the 55 foot lots. The two story lots would mainly border Avenue 60 where their rear view was the golf course, and the front view would be homes. In other areas they will mix in the two story homes to vary the street scene. There being no further applicant comments Chairman Alderson asked if there was any public comment. 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 Barrows recommended complete elimination of the turf; and if that is not acceptable, move the turf away from the curb. P:\Reports - PC\2008\10-14-08\Final-Minutes 9-23-OB.doc Planning Commission Minutes September 23, 2008 Chairman Alderson asked if Commissioner Barrows was suggesting the turf be moved back from the curb a specific distance. Commissioner Barrows replied there doesn't need to be any turf at all given the amount of turf included in the project, in terms of the golf course. Commissioner Weber asked if she was referring to natural turf or suggesting artificial turf would be of benefit. Commissioner Barrows said artificial turf would be acceptable. She said the Commission should be very careful about natural turf next to the curb. Commissioner Barrows suggested more architectural enhancements along the windows on the left and right elevations to provide shading. Commissioner Quill said this was a very high quality community, but he also had concerns about the turf being so close to the street. He gave a breakdown of the calculation of water run off from the street side turf. He said he would also prefer to eliminate the turf as he thought the turf was not in a very good location. He echoed the sentiments of Commissioners Weber and Barrows on their sustainable energy comments. Commissioner Wilkinson said he saw this as a slow transition in terms of sustainability, energy efficiency, and the reduction of water use and added the comment that the rolled curbs would cause the runoff to be even more severe. He asked if there was a way to condition a percentage of the lots be no turf landscape. Commissioner Quill said what he and Commissioner Barrows were suggesting was no turf at all. Chairman Alderson asked if Commissioner Wilkinson was asking about making some type of future restriction on all projects. Commissioner Wilkinson said he didn't want to change the Code but to add a new condition. He asked if they could actually require no turf. He added if people of means want turf, they are going to put it in as soon as they move in. Commissioner Quill said he believed the front yard landscaping couldn't be changed if it was maintained by the homeowners' association. Commissioner Wilkinson was concerned whether the Planning Commission could actually condition zero turf in a development. P:1Reports - PC\2008\70-1408\Final-Minutes 9-23-08.doc Planning Commission Minutes September 23, 2008 Chairman Alderson said we can give them the no turf option which is part of the conditions of approval now or they can landscape it the way they have it now using an artificial turf as an alternative. Planning Director Johnson added the Commission should identify what approach they took to establish the no-turf condition for all, or a percentage, of the units and just make sure it is clear for the record what substantiated that position. Chairman Alderson said there was no equitable way, in one meeting, that they could establish percentages with all the different sizes and configurations on the lots. He said he would go with the recommendation of a no turf option or, if they do want to put in turf, make it artificial. There was no further discussion, and it was moved and seconded by Commissioners Barrows/ Weber to approve Minute Motion 2008-015 recommending approval of Site Development Permit 2008-904 with the addition of a condition that would either remove the turf from the front yard landscaping or provide for artificial turf to be used instead. Unanimously approved. B. General Plan Amendment 2008-114 and Zone Change 2008-134; a request the City of La Quinta for consideration of amendments to the La Quinta General Plan and Zoning Map, amending the land use designations of three existing school sites and a community facility from various land uses and zoning designations to Major Community Facilities (MC-, located at Site A-Colonel Mitchell Paige Middle School; Site B-Horizon School; Site C-Benjamin Franklin Elementary School; and Site D-Fritz Burns Community Park and a portion of the adjacent City Public Works Yard. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Planning Department. Commissioner Weber commented on the recent training he and Commissioner Wilkinson received regarding school planning. He acknowledged the Commission would probably not have any future opportunities to comment on school zoning since Desert Sands Unified School District (DSUSD) was probably built-out in La Quinta. He hoped if P:\Reports - PC\2008\10-1408\Final-Minutes &23-OB.doc $ Planning Commission Minutes September 23, 2008 conditions changed the City and DSUSD would develop better communications in the planning process as this correction was happening after the fact possibly due to lack of communication. He noted the school district could have used a representative at the meeting. Chairman Alderson asked about Area D and questioned what area of the City Yard would be devoted to the fire station; as well as the access. Staff explained what portion of the property would be devoted to the fire station. Planning Director Johnson said the whole property would not be devoted to the fire station. He explained the 1) phasing of the plan, 2) street alignment, 3) signalization of Avenue 52, and 4) proposed site plan. Commissioner Weber complimented the City on working with the utility companies to try to insure the design was energy efficient. He commended the City for doing their due diligence to maximize the project's efficiency. Commissioner Quill recommended staff write a letter to the Traditions sales office, sales representatives, and homeowners' association to indicate to them the necessity of disclosing the potential of the fire station to any prospective home buyers of property along the back wall. Planning Director Johnson said they did contact the Vice President of the homeowners' association. He was informed most of the homeowners were away and would not return until November or December. Staff understands the importance of being a good neighbor and definitely wanted to hear the homeowners' input. He added that staff is prepared to meet with them to talk about specifics of the site. He did note, from a noise standpoint, there would not be much change from the existing fire station as it is currently closer to residences than the proposed new location. The Fire Department views this new location as being a more effective and efficient location to serve the Cove and surrounding areas. There being no further questions of staff, Chairman Alderson asked if there were any applicant representatives or comments. There being no further applicant comments Chairman Alderson asked if there was any public comment. P:\Reports - PC\2008\70-1408\Final-Minutes &23-OS.doc 9 Planning Commission Minutes September 23, 2008 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. There was no further discussion, and it was moved and seconded by Commissioners Barrows/Quill to approve Resolution 2008-025 recommending approval of General Plan Amendment 2008-114 as submitted. Unanimously approved. There was no further discussion, and it was moved and seconded by Commissioners Barrows/Quill to approve Resolution 2008-026 recommending approval of Zone Change 2008-134 as submitted. Unanimously approved. C. General Plan Amendment 2008-117 and Zone Change 2008-137; a request of the City of La Quinta for consideration of an amendment to the La Quinta General Plan and Zoning Map to revise the land use identification of a .32 acre parcel zoned Parks and Recreation to Tourist Commercial on the Official General Plan and Zoning Map, located southeast of the intersection of Washington Street and Miles Avenue. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Planning Department. Commissioner Weber asked if the Redevelopment Agency had already taken some action on this change. Staff replied the Redevelopment Agency was in the process of crafting a development agreement for a future restaurant on the adjacent parcel. This change of land use zoning would facilitate any future action which would of course be approved by the Commission and Council. Chairman Alderson asked if by combining these two pieces you would have a little over an acre of workable land for a restaurant. Staff replied that was correct. There being no further questions of staff, Chairman Alderson asked if there were any applicant representatives or comments. There being no applicant comments Chairman Alderson asked if there was any public comment. P:\Reports - PC\2008\70-1408\Final-Minutes 9-23-OS.doc 10 Planning Commission Minutes September 23, 2008 Mr. John Corella, 79-785 Shadwell Circle, La Quinta, California, introduced himself and said he represented Hibachi restaurant and commented on the desirability of the location. 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. There was no further discussion, and it was moved and seconded by Commissioners Quill/Wilkinson to approve Resolution 2008-027 recommending approval of General Plan Amendment 2008-117 as submitted. Unanimously approved. There was no further discussion, and it was moved and seconded by Commissioners Quill/Wilkinson to approve Resolution 2008-028 recommending approval of Zone Change 2008-137 as submitted. Unanimously approved. D. Sign Application 2008-1281; a request of Highway One Eleven Partners, LLC for consideration of a sign program for the Madison Square commercial retail development, located on the northeast corner of Highway 111 and Dune Palms Road. Planning Director informed the Commission the applicant had requested a continuance to the next meeting. Applicant is in the process of making changes to the sign plan. There being no further discussion, it was moved and seconded by Commissioners Quill /Barrows to continue Sign Application 2008-1281 to October 14, 2008, as requested. Unanimously approved VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Commissioner Quill gave a report on the City Council Meeting of September 16, 2008. Commissioner Weber is scheduled to present the next Council report. B. Chairman Alderson thanked the Public Works Department for their provision of the Construction Reports and Schedules. He said he had P:\Reports - PC\2008\10-14-OS\Final-Minutes &23-08.doc I 1 Planning Commission Minutes September 23, 2008 some concerns about the lack of progress on Highway 111 and appreciated the information contained in the reports. Planning Director Johnson commented on the completion date for the Highway 111 improvements which was scheduled for the Thanksgiving holiday weekend, if not sooner. Commissioner Quill gave an anecdotal comment about taking the bus and the importance of properly planning for sidewalks, proper placement of bus stops and the obstacles pedestrian face if the planning is done improperly Commissioner Weber commented on the Planning Commissioner Training he had attended and showed some of the exhibits he received. He said it was really good training and appreciated the City allowing them to opportunity to attend. Planning Director Johnson updated the Commissioners on the training series and said he was impressed with the presentations and the quality of the speakers who were there. The Commissioners received a sheet of upcoming events and were advised to let staff know if they were interested in attending any one of the series events. IX: DIRECTOR ITEMS: None X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Quill/Wilkinson to adjourn this regular meeting of the Planning Commission to the next regular meeting to be held on October 14, 2008. This regular meeting was adjourned at 8:18 p.m. on September 23, 2008. Respectfully submitte~ Carolyn Iker, Executive Secretary City of La Quinta, California P:\ReDOrts - PC\2008\70-1408\Final-Minutes 9-23-08.doc 12