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2008 01 08 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA January 8, 2008 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 Alderson who asked Commissioner Barrows to lead the flag salute. B. Present: Commissioners Katie Barrows, Paul Quill, Robert Wilkinson, and Chairman Ed Alderson. It was moved and seconded by Commissioners Barrows/Quill to excuse Commissioner Engle. Unanimously approved. C. Staff present: Planning Director Les Johnson, City Attorney Kathy Jenson, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Principal Planner Wallace Nesbit, Planning Consultant Nicole Criste, and Management Assistant Betty Sawyer. II. PUBLIC COMMENT: None. III. PRESENTATION: None. IV. CONFIRMATION OF THE AGENDA: Confirmed. V. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of December 11, 2007. There being none, it was moved and seconded by Commissioners Barrows/Quill to approve the minutes as submitted. Unanimously approved. VI. PUBLIC HEARINGS: A. Site Development Permit 2007-896; a request of Coachella Valley Recreation and Park District (CVRPD) for consideration of Phase 1 development plans (Passive Public Park, Trails, and Planning Commission Minutes January 8, 2008 Interpretive Center) for the "Coral Mountain Discovery Park to be located at the southeast quadrant of Jefferson Street and Avenue 58. 1. Chairman Alderson opened the public hearing and asked for the staff report. Planning Director Les Johnson stated the applicant has requested the application be tabled at this time and when the applicant is ready, staff will renotice the project for public hearing. 2. There being no questions of staff, it was moved and seconded by Commissioners Quill/Barrows to table Site Development Permit 2007-896. Unanimously approved. B. Draft Subsequent Environmental Impact Report General Plan Amendment 2006-107 Zone Change 2006-127 Specific Plan as-nn9 Amendment No. 6. Tentative Tract. Map 33226, site Development Permit 2006-852 and Development HQreemen~ 2006-011; a request of Pacific Santa Fe CorporationlCrowne Pointe Partners, LLC for consideration of: 1) General Plan -~mendrnerr~~-0O6-107 a request to amend the La Quinta General Plan Land Use Element, from Tourist Commercial (TC) to Resort Mixed Use (RMU) on ±42 acres; 2) Zone Change 2006-127, a request to change the La Quinta Official Zoning Map, from Tourist Commercial (CT) to Tourist Commercial/Residential Specific Plan (CT/RSP), on t 42 acres; 3) Specific Plan 83-002, Amendment No. 6, amending the PGA West Specific Plan to implement development principles and guidelines fora 290-unit (revised from 292 units) residential condominium project, with clubhouse building, common pools and lighted tennis courts; 4) Tentative Tract Map 33226, a division of t42 acres into 97 residential lots, a 1.35 acre community center lot, and other common area -lots; 5) Site Development Permit 2006-852, for site plan and building design approval for 290 (revised from 292) one, two and three-story single-family and condominium units, a 7,122 square foot recreation building with a 32 x 70-foot common pool and 43- foot, 6-inch clock tower feature, and a private entry gatehouse; 6) Development Agreement 2006-011, consideration of an Agreement to implement a funding mechanism ensuring payment to the City of certain fees to financially offset the conversion of the original hotel/resort site to residential, for the Planning Commission Minutes January 8, 2008 anticipated potential for lost revenue(s) associated with development of the Eden Rock project, for the property located within the PGA West development, generally bounded on the north and east by the PGA West Stadium Course and Clubhouse, and on the south and west by PGA Boulevard. 7. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Quill stated he did not believe the addition of 292 units would make any kind of impact on this development when it has already been approved for 5,000 units and this is still so far under what was originally approved and why any environmental review was required. Planning Director Les Johnson stated this Specific Plan Amendment is for the change in land use. Commissioner Quill asked staff to explain the density described in the staff report. Staff explained how the density average was reached. Commissioner Quill questioned how this project, which is 10% of the overall density of the project, should be required to pay 40% of the signal cost at Jefferson Street and Avenue 54. Also, he would like to go on record that in regard to the Development Agreement, this document is inequitable as it relates to other residential property. We call this community a residential community for the purposes of developer impact fees. However, we are in addition extracting a one time mitigation fee for the replacement of Transient Occupant Tax for the residential project plus asking for an on-going fee of the residents whether they are renting their unit or not. If a resident lives in the unit and it is their home, he does not understand why we should be charging an on-going fee as well as the one time developer impact fee. 3. Commissioner Quill stated lastly, he asked if the landscaping plans would come back to the Commission. This project appears to be very lush and a large amount of turf. Staff stated they will be required to go through Planning Commission Minutes January 8, 2008 the City's landscaping approval process. If the Commission wants it to come back to them, the project can be conditioned to come back. 4. Commissioner Quill questioned why the Ramona Band of Indians was requesting a tribal monitor be required as they seem to be so far removed from the area. Staff stated the City has been receiving more and more letters from interested tribes outside the Coachella Valley. They are able to comment on the EIR, but the SB 18 comment period has already been closed before receipt of their letter. This does not preclude them from making comment on the DEIR and staff will respond through the CEQA process. Planning Consultant Criste stated letters are being received from tribes where there has been some historical interest and the Ramona tribe has requested monitoring. 5. Commissioner Wilkinson asked what type of variable there was along the north perimeter for grading where the Manor units are located; how much lower could the grading be reduced. Staff stated it appears from a preliminary review, the units are placed slightly below the existing grade on the upper slope that slopes down to the golf cart path. The amount of dirt that could be removed would need to be determined at a later date when the final engineering is done. 6. Chairman Alderson asked about the grading plan and dirt import. Given that staff is recommending the northerly portion be lowered to lessen the impact, the dirt would not be needed if the grading consideration could be made. He also stated the site slopes 12-15 feet from the north to the south in grade with the center being depressed from the edges nine feet which is the equivalent of one story of a house. What takes the center condominiums or cluster homes to the same elevation with the third story tower, would be the same height as the building. The houses that are impacted by the site are 1,100 to 1,300 feet away with the exception of the houses on the north end and the Planning Commission Minutes January 8, 2008 applicant has lowered the units to one story. If you look at the direction the houses adjacent to the project face, none of them look into this site. 7. Chairman Alderson asked if the applicant would like to address the Commission. Mr. Mark Rockwell, CEO of Pacific Santa Fe Corporation, gave a presentation on the overall project and introduced Gil Martinez, GMA International, who gave a more detailed report on the project. 8. There being no questions of the applicant, Chairman Alderson asked if there was any other public comment. Mr. James Cox, 55-914 Brae Burn, has been working on this project for the last two and half years with the staff and the applicant. They have made numerous suggestions regarding what they would like to see and would like to expand upon what they have discussed with the developer and staff. One of their main problems is the density issue. They have talked with the developer on numerous occasions about reducing the density. During one discussion they asked the developer to substitute the Courtyard units for the Village units. After that meeting they were lead to believe there would be some changes. They found this did not pencil out for the developer. They met again and the developer stated he would try to make this change. The other issue is the rental units. They would like a minimum 30-day rental as is common in other developments in La Quinta. The developer initially agreed with this but when he read the Development Agreement it called for the annual fee to the City by each unit owner to be credited with a TOT. The developer was not happy as this amount of money would have to be added to the Association dues which did not help the marketability. They would like to see the annual fee changed to give the City revenue but not be a TOT. He presented this to the City and was told they would have to discuss this with the developer. To date they have had no reduction in the density or the rental time frame. Planning Commission Minutes January 8, 2008 9. Ms. Vicki Merchant 79-768 Arnold Palmer, stated she is a full time resident and represents some of the 850 people who signed a petition objecting the project. She attended most of the meetings presented by the developer and was told this project would consist of full- time residents. In looking at the recommendations being presented, that is not the case. The City is clearly asking for TOT or annual costs. This would encourage rentals for the homeowners to off-set these costs. They are confused why the City would promote such a project as a TOT facility or "quasi hotel". The grant deed clearly precludes the use of this property as a hotel or other TOT facility. A "quasi hotel" would harm their property values. 290 units that could be purchased for short term rentals for investment capital would do environmental affects such as security infractions, using their golf courses, private pools in their residential areas without any right to do so. The project will only have one swimming pool but states it will have two pools. This is not sufficient for 290 units. It will encourage them to come into their residential areas and use their pools and other facilities. Everyone keeps talking about the 5000 homes that were part of the original PGA West Specific Plan. That included what is now SilverRock, Mountain View Country Club and the surrounding area that is still owned by KSL. That was part of the 5,000 homes. When KSL sold that property that reduced the density; part of that land was sold off. Staff stated that was incorrect. She re-iterated they would not like this to go forward as proposed and they do not want the short- term rentals. 10. Commissioner Quill asked that the issue of TOT and rental time frame be explained. City Attorney Kathy Jenson clarified the Development Agreement would allow rentals for less than 30-days. Ms. Merchant stated there is no specific time in the report, but there is an amount that could be assessed and is the recommendation of staff to assess each unit. She believes that it is S 1,400 per unit a year and this would Planning Commission Minutes January 8, 2008 encourage the property owners to rent their units out to get back their money paid to the City. 11. Mr. Gary Dolenga, 55-457 Oak Hill, stated he was discouraged about speaking because he was told the City had already made up their minds. They have been full time residents and are pleased with the development theme of one story, single-story homes for PGA West. The residential building code for PGA West since the 1990's, which governs the 1,700 acres surrounding the 40 acre project states the purpose of the theme is to provide for the continuing development of low density neighborhoods, 2-4 units per acre, with open space and minor uses supporting golf. Over 1,000 single family houses have been built on this code. This 40 acre high density, multi-level proposal is being jammed into the middle of their 1,700 acre project and dilutes the theme of what has been going on here for the last 15 years. We have it on good authority asingle-family one story project would be viable. The developer states it is not viable; however no documentation has been provided to substantiate this statement. If the City continues to allow the developer to violate the grant deed restrictions regarding a TOT facility on this site, they believe a boutique hotel, which would also violate the grant deed, would be a better and more viable alternative. A hotel would have better security and guest control while limiting the number of guests per room and would not give automatic access to PGA West neighborhoods and would provide amenities for the guests. As taxpayers they are confused why the City would approve a "quasi hotel" which would compete with the hotel and condo project proposed for the SilverRock project. As they understand the SilverRock project is not financially self sustaining and approval of a competitive project next door is a questionable decision at best. 12. Mr. Richard Stenton, 80-706 Spanish Bay, stated this piece is the center point of PGA West and a hotel would be a wonderful project to have at this location. If you are going to change the zoning you should follow the guidelines when this City formed the residential specific Planning Commission Minutes January 8, 2008 plan in the 1990's which was 2-4 units per acre. In discussing this with the developer, he has indicated the density should be reduced. The developer has told them this project is less dense than the hotel. If they had a hotel it would allow more amenities for the residents and the guests they didn't want at their house could stay at the hotel. As a developer he understands the balancing act that is needed between the developer and the City. But in this project where TOT is required the City and the developer are getting what they want and it is changing the overall character of what the residents want at PGA West. It is not their problem that the economics do not work and the density needs to be reduced. He has read the SEIR and provided comments. He does not believe the SEIR is complete as proposed and there are alternatives where the SEIR points to mitigation measures for density, traffic and parking. Staff has done a good job in reducing the height on the northern units. They have also indicated the parking requirements that must be complied with is parking in the driveways. His concern is the 128 units in the middle of this project. That is a tremendous volume where there is no golf cart parking. If you have people with two cars and guests that is a lot of traffic in that courtyard. The height and parking areas need to be evaluated. The 128 units at the center of the project with no golf cart parking there will be a lot of traffic in the center focal point in the courtyard. If you approve this project you are diluting what was approved in 1996 and allowing something to come into the prime area of PGA West which will not be in character and will cause harmony with the rest of the community. 13. Mr. Richard Mills, 81-600 Tiburon Drive, stated he did not have the ability to debate the technicalities of this project and he does not live close to where this project is proposed, but this project is not compatible with PGA West. They were told that the site line would not affect anyone who lives there and now they find it will affect 30 homes. It should not affect one house. The City should not be driven by revenue problems Planning Commission Minutes January 8, 2008 14. Commissioner Quill asked if they were aware this site was designated as a 1,000 room six story hotel. Mr. Mills stated he is not interested in what was designated 20 years ago. Times change, we change and the whole development has changed. PGA West is a single family residential community and it is just that simple. We need to be looking at the aesthetics and how much this means to the core people of PGA West. 15. Mr. Jim Murphy, 54-580 Riviera, stated their concern is PGA Boulevard which is the primary entrance to the entire development. This street affects the value and look of their property. Their concern is that now due to the changes made by the City over the years, this is the only street accessible to the property for its development. Therefore, for a period of about two to five years, the tremendous amount of construction traffic that will have to go down this street, that was not built to handle this type of traffic, they would like to request a deposit be made to the association so that at the completion of the project the street is returned to its original condition. 16. Ms. Christine Deniel 79-860 Pecan Valley, stated she serves as the Chair for La Quinta Investment Advisory Board, and basically the paradine of the City has changed. Since the time PGA West was designed she does not care how many rooms the hotel was to have; change has taken place and the City and the City no longer has a budget or financial problem. It has changed from relying on building permits and TOT to relying on sales tax. For the first time in the year of 2007 we have had a surplus budget and every request in the budget was granted. The City does not need the money from the TOT. Therefore, the purpose of this Commission should be to satisfy the residents and voters of the City and not the outside developer who wants to make a profit on a property. We need to keep the look and ambiance of PGA West which is single family homes, one story. Planning Commission Minutes January 8, 2008 17. Mr. Howard Culver, 55-501 Southern Hills, stated his first issue is the story poles to address the visual and aesthetic concerns of the City and personnel. It is imperative that instead of the story poles, to show the site line there should be ropes strung between the poles with flags dangling from them so everyone around the project could see the impact and comment on it. The second issue is the time piece on the project. Everyone has a time piece on their person. They do not need a time piece in that project to tell the time. Furthermore, they do not need a time piece that is four stories tall and obliterates everything. The defining visual feature of PGA West should be Coral Mountain. The clock tower should go. 18. Mr. Gary Murphy, 80-068 Medinah, stated most everything has already been said, but there is one point that is critical. We have a hotel being proposed by Lowes, obviously is going forward, that would not go forward if the City had not given them assurance that the zoning would be changed at PGA West. This is just one example of how they, the residents at PGA West, have been addressed at the end of the process instead of the beginning. Since they cannot be a part of the beginning of this process and are now here tonight, he would implore the Commission to use their sensitivity and respect their community and help them with their sincere wishes to keep PGA West as it is now. 19. Ms. Janet Hamilton 55-575 Oak Hill, stated she is within the 500 foot radius of this development. Her request to the Commission is that before they plop this development in the middle of their community would you please see what they have done by approving the monstrosities at Jefferson Street and Avenue 52. She lives at PGA West, but is a member of the Hideaway, and when you have two story buildings of a different style, sticking up within a few feet it can and will be atrocious. Go to the Hideaway and look at it. Planning Commission Minutes January 8, 2008 20. Mr. Chuck Gauther 54-799 Riveria, stated there are two issues that have not been raised. One is that the elevations are about 20 feet above the elevation of the street and he does not understand how they can build this on a pile of dirt that is much higher than any other level in the whole project. At a minimum it should be lowered to street level and probably more aesthetically to the level of the homes that exist at the 18`" hole of the Stadium Course. Second, he does not understand where the Tuscany style comes from. It is so foreign to what exists at PGA West and does not fit nor does the color fit with their community. 21. City Attorney Kathy Jenson clarified that regarding the comment that was made that Lowe Enterprises had been assured this zone change would take place, she has been involved with the Lowe negotiations since the beginning to the bitter end and this topic was never raised and they never even made a request or inquiry with regard to a zone change. There has been no assurance given to Lowe in regard to this property. 22. Commissioner Quill stated that in regard to the reduction in the size of the hotel, there is nothing in the documents that he read that ever indicated that this has been reduced from 1,000 rooms to anything less than that. Planning Director Les Johnson stated that is true. There is no official change that has occurred from that Specific Plan change or subsequent plot plan application. 23. Mr. Richard Zeilenga, legal counsel for the applicant, stated he would like to address some of the issues addressed by the public comments. Most of the issues raised are views, architectural compatibility, building height, traffic, density, rental issues, and the issue he would like to discuss, the concessions that have already been made. The real question is whether these issues are relevant to the project based on the evidence presented. First the EIR concludes there are no significant visual impacts. The Commission noted the distances between some of the residents and the Planning Commission Minutes January 8, 2008 elements of this project are quite far and in some instances more than three football fields in length. The second point is that there is no impact to any scenic highways or image corridors in the City. The third point is that the project enhances an existing dirt lot. Some of those who spoke have noted the dirt lot has been there for a long time and they do not like it. This project addresses the dirt lot by enhancing the visual impact. He then went through slides showing what exists and what it would look like with the development built. Finally mountain views are preserved and the visual photos confirm it does not impact the views. You will note that in the photos, the clock tower is not visible. In regard to architectural compatibility or the building height point, the City's General Plan governs development in the City. It currently envisions a 1,000 foot hotel. The existing hotel that is approved and could be built. The rendering they are showing is what they would see and the impact it would have on the project. This impact on the mountains is far more substantial than anything we are talking about with this residential project. So, in terms of what the General Plan shows now, it is a substantial improvement in terms of preserving the mountain views from the Stadium Clubhouse at PGA West. He realizes some people believe the hotel is not real because there is a deed restriction that prohibits the hotel. However, the City believes it is real because they insist they sign a Development Agreement requiring them to paY substantial TOT mitigation as if it were going to be a hotel site. Therefore, it is real to them. The next point is the clock tower and it is much lower than the planned six story hotel. The clock tower is well removed from the project borders. The three story village homes are much lower than the six story hotel. The element referred tears the third story is really a small component that app on four corners of the structure and is not visible from golf course. The three story elements is only 12.5 of the total roof area and therefore very small. Lastly, the three story village homes are the same as or lower than the two story manor homes. They are lower because of the pad elevations. The two story manor homes rooftop elevations are between 524 and 527 feet. The three Planning Commission Minutes January 8, 2008 story village home rooftop elevation is between 524 and 526, which appears to be one foot less than the two story manor units. This is because the center area of the project site is lower than where the manor homes are located. With respect to the building heights, concerns have been expressed, but are they justified. In light of what could be built according to the General Plan they are not. The next point is traffic; there was an enlarged traffic study scope required by the City including six study intersections. A conservative 20% upward adjustment was made in the numbers because the counts were taken in May, which is considered outside the prime season. Compared to the planned hotel use it is massively less. The General Plan assumed the hotel would generate 10,488 average daily trips. The Eden Rock project generates 1,711 average daily trips or 8,770 few daily trips for an 83% reduction. The conclusion is that all the study area intersections will operate at acceptable levels of service with mitigation only needed at Jefferson Street and Avenue 54 and additional trips are reduced by 83%. To sum up, they ask are the traffic concerns justified; how could they be. PGA Boulevard was constructed assuming there was going to be a 1,000 room hotel and 100,000 square feet of commercial development that is not going to happen. Now they are proposing something that is radically less than a six story 1,000 room hotel. They believe this is an improvement over what the General Plan assumes for traffic. On density it is less than the General Plan's planned hotel use. The impacts are less than what was proposed both in terms of car trips, mountain views and noise. It helps meet the City's General Plan housing goals to have diversified housing products. This offers a better housing project for PGA West. It offers those that want to down-size to move to a different product within PGA West, but stay with their friends and not have the maintenance and expense. The housing density has been reduced to accommodate the HOA demands. They started with a project consisting of 310 units and have gone down to 290 units. There have already been repeated efforts to work with the HOA in regard to density. CEQA, with respect to density, states that where you have other ways of reducing an impact Planning Commission Minutes January 8, 2008 on traffic, or views, you should not drop density for the sake of dropping density. Public Resources Code 21159.26 provides that with respect to a project that includes a housing development the public agency may not reduce the proposed number of housing units as a mitigation measure or project alternative for a particular significant affect on the environment if it determines that there is another feasible specific mitigation measure or project alternative that would provide a comparable level of mitigation. They believe staff has done a good job of demonstrating other mitigation that can reduce impacts or there are no impacts for which density should be reduced. The Commission does have general discretion planning authority in regard to density. But in the context of CEQA, when someone says reduce density for the sake of reducing density, this provision suggests that is not appropriate with respect to CEQA mitigation. In staff's presentation, they suggest the second story of the manor units along the golf course on the north side. He supposes staff was concerned about the line of site from the golf course looking north to the south. What they have demonstrated is that the residences are so far away there really isn't any impact. That eliminates another 17 units and not financially viable to this project and they are opposed. In regard to the rental and the concerns raised, currently, there are 375 rentals at PGA West or 15%. If you take 15% of the 290 you would have 43 rentals at Eden Rock. They believe Eden Rock would be better regulated because they would have an on-site manager to handle any problems. Fourth, the rentals would provide revenue to the City which has been expressed as being an important point. Fifth they would be willing to accept similar regulations as are currently imposed on PGA West and it is his understanding there are no regulations on any unit at PGA West. In regard to concessions to the HOAs as addressed in a letter to the City by Mr. Cox. He states they have met with the applicant and it has not produced any tangible results. Concessions have been made repeatedly. First they have reduced the density by 30%; the perimeter wall has been changed to their satisfaction; gatehouse changes to the Planning Commission Minutes January 8, 2008 entry drive was changed to meet their concerns; they added a third entry lane; the golf cart paths were reoriented to their requests; they have granted HOA review and input in regard to the landscaping; and finally they reduced the pad elevation of the Manor homes on the north side. With regard to the continuance suggestion, they do not believe there is any viable reason for a continuance. In the overall scheme of tract development 292 homes is not a large project. 24. Commissioner Quill stated it was suggested by some of those who spoke that the zoning was changed in the 1990's to require single family homes; he is not aware of any change. Planning Director Les Johnson stated he is not aware of any change requiring single family dwellings and there is no document that he is aware of that requires the units must be single family. 25. Mr. Richard Olson, 54-591 Riviera stated he came to this meeting with an open mind. He is now against the project as he believes the applicant's attorney has talked down to the residents and was insulting to their comments. 26. Mr. Cox stated he has a document provided by the City when Eagle Bend was being built and they were advocating a two story product. He read a comment from the document. 27. Mr. Audrey Mattey, 80-895 Weiskopf stated she resents the fact that as she ages she will want a smaller place. She just retired and moved here to PGA West. It is condescending to think that their concerns are not justified. Compared to the rest of PGA West this is a higher density and higher elevation and to say it will not affect their homes is wrong. It is better than a hotel, but it is the better of two evils. They want to keep their character; what PGA West is - a place of single family single-story homes. Why do they need to change it. Also, he said he would be willing to have a 30-day rental minimum so they could be just like the rest of PGA Planning Commission Minutes January 8, 2008 West. If they want to be just like them, then build single family, single story homes. 28. Mr. Rick Zeilenga stated that in regard to the document that Mr. Cox presented, it is his understanding that it applies to Planning Area I which does not apply to their site. 29. There being no further public comment, Chairman Alderson closed the public hearing and asked for Commission discussion. Commissioner Quill stated he was the construction manager for the Landmark Land Company and Sunrise Company when PGA West was first built. At that time they built duplex, four-plex and six-plex condominium units throughout the ed build ng Stadium Course. The only reason they stopp condos was due to a HOA litigation that occurred throughout the State. They then built single-family homes. There were also some eight-plex, two story units built on some of the courses. In regard to architectural compatibility, there is none within the overall PGA West. It started with contemporary, then moved to a more Spanish theme as time changed. This Tuscan look is a little better than the new contemporary look that could be there. This project is so much less impacted from an environmental stand point than anything else that could go there. He cannot see any issues with regard to traffic. He sees no problem with this project and believes it will enhance the blight of the core of PGA West. In regard to their approval of the Codorniz project he hopes they approve a lot more of those projects. With the type of development that is having to occur due to green building concerns there will be more density and it will be an issue to be addressed in the future. 30. Commissioner Barrows stated she would have concerns about the density and height of the project as proposed not because density is a problem, but with respect to the surrounding neighbors. She appreciates the General Plan designation allows for a hotel, but a hotel versus a residential project are different in terms of their impact Planning Commission Minutes January 8, 2008 on the neighborhood. While she is not willing to suggest the project is completely inappropriate, she agrees there is room for density because of the impacts on our environment and our need to utilize it more efficiency. She would however, still like to see some modifications. She is concerned that although they are looking at density and walkability, she sees little else that reflects concern for our environment. The landscaping is much too lush and even though PGA West has that theme, the City is trying to make changes to address water concerns. Irrigation plans need to be addressed to provide no turf options and would like to see the amount of turf reduced. We are in a crisis situation in regard to water and we need to be concerned about the impacts to the environment. In particular in regard to some of the elevations, she finds it to be a little complicated. It looks too complicated. The duplexes for the Manor homes the front elevation needs work. She agrees with the comments made about the clock tower. The mountains are the monument and view and having a clock tower sticking up does not add anything and she would like to see it eliminated. She would like to see some reduction in the elevations. Possibly removing the third story which would help to eliminate some of the busyness of the project. She would like to see some of the height issues addressed. While she appreciates the concessions that have been made, more could be done. 31. Commissioner Wilkinson asked if the Manor Homes would be reduced by two feet. Mr. Zeilinga stated it could be reduced by two feet. Commissioner Wilkinson asked about the time limitation on the rentals. City Attorney Kathy Jenson states the Development Agreement does not put a 30-day limitation on the rentals. It is anticipated that it will do short-term rentals because that is what is subject to the TOT. The deed restriction is irrelevant to the City's consideration. It is envisioned there would be short-term rentals. Commissioner Wilkinson asked In regard to traffic and the amount of space for vehicles in the courtyard area and people being able to get in and out of the driveway. Are there any provisions to allow for additional parking. Planning Commission Minutes January 8, 2008 Planning Director Les Johnson stated there have been discussions with the developer on this issue and there may be some potential for the developer to allow on- street parking. It is a tight area and they have tried to add as much as possible as they have gone through the process with the project. Commissioner Wilkinson asked how they could address the grade issue. Planning Manager Les Johnson stated it is up to the Commission. If the Commission wishes they can condition the applicant to go lower as long as the utilities and storm water flows adequately. 32. Chairman Alderson stated he was in favor of the two foot grade lowering as long as it allows the site to drain properly. The elevation change would probably be a benefit to the site line. There appears to be three main issues. Lowering the clock tower four feet has been agreed to. Staff stated they had added this into the conditions. Chairman Alderson stated that as far as the site lines, the three story units will not be visible from the perimeter when the site is lowered. When you analyze the views from 1000 feet away, the houses behind them are the same height and no issue. The architecture mix is not a problem; it is a community unto itself. He asked if the landscaping plans could be brought back at a later date as well as the guardhouse. City Attorney Kathy Jenson stated yes, it could be added as a conditioned. 33. Commissioner Quill suggested a condition be added that the grades be dropped as significantly as is feasible in the north perimeter from an engineering standpoint and remove the clock tower. He agrees the landscape plans should be brought back to the Commission for approval. Staff asked if they were asking for them in the preliminary stage or final. Commissioner Quill stated not the irrigation, but the plant location and palette and anything related to landscape use at full construction drawing scale. 34. Chairman Alderson stated the water uses should also be reduced in regard to water conservation concerns. Planning Commission Minutes January 8, 2008 35. Commissioner Barrows asked for clarification on staff's recommendation on which units should be reduced in height. Staff clarified they were recommending the third story be eliminated from the units relative to the perimeter of the site where they may be more visible. Commissioner Barrows stated that in regard to the view to the north the elevations should be broken up to provide a view corridor. 36. Commissioner Quill stated he does not support the reduction in density. The site can be lowered significantly, especially in the area of the 18`h hole and probably more than two feet. 37. Commissioner Barrows stated she would like to see the third story removed. Planning Manager Les Johnson stated removing the third story of the Village units and the second story of the Manor units was for discussion not a recommendation. The discussion on the third story of the Village units is the removal of the loft unit within the Village. It is a loft unit and would reduce the unit count. However, with the Manor units, he counts 13 units, so there are already two units identified to bring the count down to 290. There is a remainder of 13 units that would be affected by a reduction of height per the discussion in the Analysis Section. The Village unit height reduction affects the number of bedrooms, and not the total units. 38. Commissioner Quill stated he supported eliminating the two units adjacent to the existing homes. Staff stated that within each cluster of 16 Village units, there are four units that have a loft unit. Commissioner Quill stated they are pop-up units then. Commissioner Quill asked if a condition could be added to require this project to exceed Title 24 requirements to make it a more efficient project. There is a lot of passive energy control items added, but could they push it to a higher level. City Attorney Kathy Jenson stated we do not have a policy so it is hard, but the Commission could Planning Commission Minutes January 8, 2008 impose conditions to provide direction for the developer to increase its energy efficiency. She would recommend they work with staff to incorporate feasible measures to reduce any aspect the Commission determines should be done. 39. Commissioner Barrows stated she would like to see that all turf adjacent to the roadways be removed. Staff stated the no turf option was not identified because there are no single family units in this project. Separation of turf along the roadways could be required instead of a no turf option. 40. Commissioner Quill stated he believes this project will have a problem meeting the new water requirements as they are now adopted. Turf has to have more than one use and cannot be wasted flowing out onto the street. 41. Chairman Alderson stated he would not want the elevation to exceed to the point that it requires dirt to be exported. 42. Commissioner Quill stated he would like to see it exported to allow the height to be reduced. If it could be dropped six feet, then they should do so. 43. There being no further discussion, it was moved and seconded by Commissioners Quill/Wilkinson to adopt Planning Commission Resolution 2008-001 recommending approval of General Plan Amendment 2006-107 as recommended. ROLL CALL: AYES: Commissioners Quill, Wilkinson, and Chairman Alderson. NOES: Commissioner Barrows. ABSENT: Commissioner Engle. ABSTAIN: None. 44. There being no further discussion, it was moved and seconded by Commissioners QuiIIJWilkinson to adopt Planning Commission Resolution 2008-002 recommending approval of Zone Change 2006-127 as recommended. Planning Commission Minutes January 8, 2008 ROLL CALL: AYES: Commissioners Quill, Wilkinson, and Chairman Alderson. NOES: Commissioner Barrows. ABSENT: Commissioner Engle. ABSTAIN: None. 45. There being no further discussion, it was moved and seconded by Commissioners Quill/Wilkinson to adopt Planning Commission Resolution 2008-003 recommending approval of Specific Plan 83-002, Amendment No. 6, as recommended and amended: a. Condition added: The grade elevation shall be reduced as much as possible along the northern boundary. b. Condition added: The landscaping shall be in accordance with new CVWD and City Ordinance and brought back to the Commission for review and approval with a note that there shall be minimum turf on surface sidewalks. d. Condition added: The clock tower lowered to 33 feet or not higher than the three story units. e. Condition added: The applicant shall work with staff to attempt to exceed the minimum Title 24 requirements to enhance any energy efficiency elements that are possible. f. Condition added: The Guardhouse shall be brought back to the Commission. g. Condition added: Architectural enhancement shall be added to the Manor duplex units and brought back for Commission approval. ROLL CALL: AYES: Commissioners Quill, Wilkinson, and Chairman Alderson. NOES: Commissioner Barrows. ABSENT: Commissioner Engle. ABSTAIN: None. 46. There being no further discussion, it was moved and seconded by Commissioners QuilllWilkinson to adopt Planning Commission Resolution 2008-004 recommending approval of Tentative Tract Map 33226 as recommended and amended: Planning Commission Minutes January 8, 2008 a. Condition added: The grade elevation shall be reduced as much as possible along the northern boundary. b. Condition added: The landscaping shall be in accordance with new CVWD and City Ordinance and brought back to the Commission for review and approval with a note that there shall be minimum turf on surface sidewalks. c. Condition added: The clock tower eliminated or significantly lowered to 33 feet or not higher than the three story units. d. Condition added: The applicant shall work with staff to attempt to exceed the minimum Title 24 requirements to enhance any energy efficiency elements that are possible. e. Condition added: The Guardhouse shall be brought back to the Commission. f. Condition added: Architectural enhancement shall be added to the Manor duplex units. ROLL CALL: AYES: Commissioners Quill, Wilkinson, and Chairman Alderson. NOES: Commissioner Barrows. ABSENT: Commissioner Engle. ABSTAIN: None. 47. There being no further discussion, it was moved and seconded by Commissioners QuiIIlWilkinson to adopt Planning Commission Resolution 2008-005 recommending approval of Site Development Permit 2006-852 as recommended and amended: a. Condition added: The grade elevation shall be reduced as much as possible along the northern boundary. b. Condition added: The landscaping shall be in accordance with new CVWD and City Ordinance and brought back to the Commission for review and approval with a note that there shall be minimum turf on surface sidewalks. d. Condition added: The clock tower eliminated or significantly lowered to 33 feet or not higher than the three story units. Planning Commission Minutes January 8, 2008 e. Condition added: The applicant shall work with staff to attempt to exceed the minimum Title 24 requirements to enhance any energy efficiency elements that are possible. f. Condition added: The Guardhouse shall be brought back to the Commission. g. Condition added: Architectural enhancement shall be added to the Manor duplex units. ROLL CALL: AYES: Commissioners Quill, Wilkinson, and Chairman Alderson. NOES: Commissioner Barrows. ABSENT: Commissioner Engle. ABSTAIN: None. 48. There being no further discussion, it was moved and seconded by Commissioners Quill/Wilkinson to adopt Planning Commission Resolution 2008-006 recommending approval of Development Agreement 2006-011 as recommended. ROLL CALL: AYES: Commissioners Barrows, Quill, Wilkinson, and Chairman Alderson. NOES: None. ABSENT: Commissioner Engle. ABSTAIN: None. Chairman Alderson recessed the Commission at 10:24 P.M. and reconvened at 10:37 p.m. VII. BUSINESS ITEMS: A. Consideration of a Schematic Design Packacae for the SilverRock Clubhouse; a request of the City's Redevelopment Agency for consideration of schematic design package for the SilverRock Resort Clubhouse. 1 . Chairman Alderson asked for the staff report. Assistant City Manager Doug Evans presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Quill asked if it would be canal water. Staff stated it will start, but not sure if it will be Planning Commission Minutes January 8, 2008 self contained or part of the irrigation system. The challenge is that if you want clear water you have to move it and to move it you will use more electricity. 3. Commissioner Barrows asked if there was the potential for solar hot water. Staff is looking for any options where solar could be used. Commissioner Barrows asked about incorporating a rock element in the lake design to tie into the mountain landscape and sort of dry wash concept. Maybe some of the area could give the feel of a water area, but have a rock element that might give the visual affect. Staff stated they were looking at all options to create the look without using water. 4. Commissioner Wilkinson asked if there was a synthetic material that could be used on the timbers to not require as much maintenance. Staff stated this design requires the use of real wood to create the effect wanted. 5. Commissioner Quill asked that the lake be multi- functional and somehow a part of the system that is fed through the canal. The more water storage you have the better. Staff stated we do have backup water systems, but intend to use canal water for the most part. 6. Chairman Alderson asked the time schedule for the project. Staff stated they were anticipating opening in late 2009 or early 2010. 7. There being no public comment, the public participation was closed and open for Commission discussion. 8. There being no further discussion, it was moved and seconded by Commissioners Quill/Barrows to adopt Minute Motion 2008-001 recommending approval of the schematic Design for the SilverRock Clubhouse. Unanimously approved. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None Planning Commission Minutes January 8, 2008 IX. COMMISSIONER ITEMS: a. Staff informed the Commissioners about the Planner's Institute and asked for the Commissioners to inform staff as soon as possible if they were going to attend. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Barrows/Wilkinson to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on January 22, 2008. This regular meeting was adjourned at 1 1:14 p.m. on January 8, 2008. Respectfully submitted, iL?z~T ~ t Betty S r, Management Ass~stan City of La Quinta, California