Loading...
2009 01 27 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA January 27, 2009 7:05 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:05 p.m. by Chairman Ed Alderson who led 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 Engineer Ed Wimmer Principal Planner Stan Sawa, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: III. CONFIRMATION OF THE AGENDA: Chairman Alderson requested the inclusion of the following two items under Commissioner Items: 1. A report on the Council meeting of January 20, 2009, and 2. An update of the California League of Cities Conference (Planning Institute. It was moved and seconded by Commissioners Barrows/Weber to approve the agenda as amended. Unanimously approved. IV. CONSENT CALENDAR: Chairman Alderson asked if there were any changes to the Minutes of January 13, 2009, and added a correction including his statements on reduction of the application size. There being no further changes, or corrections, it was moved and seconded by Commissioners Wilkinson/Weber to approve the minutes with that correction. Unanimously approved. P:\Reports - PC\2009\2-24-09\Abbreviated Draft Minutes 1-27-09.doc Planning Commission Minutes January 27, 2009 V. PUBLIC HEARINGS: A. Environmental Assessme m Amendment 2008- i 16 Zone Change 2008-136, and Tentative Tract Map 31434; a request by Monroe Dates for consideration of a request to subdivide ±30.26 acres into 94 single-family residences located at the northeast corner of Monroe Street and Avenue 61. Chairman Alderson introduced the applications and stated, for the record, he was a resident of the Trilogy development located next to the project being discussed. He then opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the staff report, a copy of which is on file in the Planning Department. He did note the Public Works Department distributed a memo to the Planning Commission regarding Condition 22 (i) for the Tract Map. A copy of this memo is on file in the Planning Department. Chairman Alderson asked staff about the requirements for the traffic signal. Public Works Department staff explained what the changes were. Commissioner Weber expressed concerns about the similarity between the original conditions, the changes involved in the Public Works memo, and bonding. Principal Engineer Wimmer explained there was a bond required and explained the circumstances behind the funding of the signal and the need to change the condition. Commissioner Weber asked if Lot 15, which borders Lot 21 in Trilogy, was the only lot which was even in grade with its neighboring development. Staff indicated it was. Commissioner Weber asked for confirmation that there was no entry landscape design submitted. Staff confirmed that. Commissioner Weber noted that was one of the general directions given by the Planning Commission in 2005. Commissioner Weber commented on the school bus turnout and asked if it was still considered a necessity since this was no longer afamily-type development. Staff said they received CVUSD confirmation that it was no longer needed. P:\flepurts - PC`~2009\2-24-U9~Abbreviatetl Draft Minutes 1-27-09.doc 2 Planning Commission Minutes January 27, 2009 Commissioner Weber asked if a bus stop might still be needed since this would now be senior housing and might require bus service. Discussion followed regarding transportation availability and it was stated a bus turnout is not needed. Commissioner Quill commented there was no amenity package for the senior community and asked about compliance with City standards. Planning Director Johnson said all City standards would apply. He commented the amenities package would be included in the Site Development Permit. Commissioner Quill commented the approval of landscaping is done by the ALRC and Planning Director and read the conditions about the final landscape plans. Planning Director Johnson explained the procedures involved in approving the landscaping. Commissioner Quill said the previous Tentative Tract Map had some traffic calming conditions and asked why they were no longer included. Staff explained the full layout and the reasoning behind it as well as responding this was a much improved design that didn't need those types of traffic calming features. Commissioner Quill was concerned about the elimination of the bus turnout and the difference in fees collected if the development does not become an active adult community. Planning Director Johnson then explained the assessment procedures. Commissioner Quill said the community was being approved as an active adult (55+) community which under State Department of Real Estate law had certain restrictions and explained some of them. He wanted to know what would prevent this Tentative Tract Map from changing from an active adult to a regular development. Planning Director Johnson said the development had been submitted, to the City, as an active adult map. The City does not have the ability to restrict the age on the Tentative Tract Map. The key is the applicant's representation and the City's review and approval as represented by the applicant. Commissioner Quill asked if the Planning Commission had any jurisdiction over the CC & R's and if there would be the opportunity to place a restriction on this development that it remain an adult community. Assistant City Attorney Houston said among other things that would be P:~Reports - PC`~,200912-24-09'~AtrUreviatetl Draft Mrnutes 1-27-09.doc 3 Planning Commission Minutes January 27, 2009 correct. He then explained attorney involvement in the review of CC & R's and the fact they are typically reviewed with respect for certain obligations such as those included in a condition of approval. Chairman Alderson asked if the plans had been approved by the Fire Department. Principal Planner Sawa stated they had reviewed them and they did have some concerns which were mitigated. Chairman Alderson asked about bonding for the street improvements. He wanted to know what type of security the neighborhood had to make sure these improvements were completed in a timely manner. Planning Director Johnson responded historically security is done at the time of the final map. He then explained the procedures in requiring security. Chairman Alderson asked if the dirt would be imported or exported and how much. Applicant's representative, Chris Bergh, MDS Consulting, 78- 900 Avenue 47, Suite 208, La Quinta, introduced himself and responded 30,000 yards would be imported. Chairman Alderson echoed Commissioner Quill's concerns about this remaining an active adult community. Assistant City Attorney Houston said a conditional of approval has to have a nexus to the development that's being proposed and the land use. He was not aware of any authority that would allow the imposition of that as a condition. However, since it was a concern to the Commissioners he suggested they could ask the applicant, on the record, whether it was their intention to develop this project as an active adult complex. This would not provide full legal protection for the City, but the response would at least be on the record. Chairman Alderson asked if there were any questions of staff. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Craig Knight, 1387 Ambassador Way, Salt Lake City, Utah, introduced himself and stated, for the record, that this would be an active adult community. He then offered to answer any questions the Commissioners might have. Commissioner Wilkinson asked about the intention of including sidewalks. The applicant responded that would be addressed under landscaping and P:~.ReG+~rts - P0.2009\2-24-09\AbUreviated Drag Minutes t-'1. 7-09.doc Q Planning Commission Minutes January 27, 2009 would be added at a later date. Applicant's representative, Mr. Bergh, said the sidewalks would only be located in the retention basin. Commissioner Wilkinson said there was parking on both sides of the street and that was an unsafe choice without sidewalks. There was then discussion about where the residents would have to go to walk safely. Mr. Knight explained the plans they had regarding the streets/sidewalks. Commissioner Barrows was also concerned, and asked the applicant to explain about the amenity features for this community. Mr. Knight explained what features were included. Commissioner Weber asked about the Condition 85 (now Condition 80) hard surface walking path and other amenities such as the gazebo. Mr. Knight said that would be handled by the landscape designer. He then discussed the access to the top of the retention basin and how it loops around leaving a lot of possibilities for use. Commissioner Weber said he liked the idea of the Washingtonian Fan Palms being incorporated into the project and asked they held any significance for the applicant. Mr. Knight responded they were of no significance to him, but their retention had been requested by the Planning Department. This was predicated on the fact they would be able to preserve the trees. Mr. Knight was concerned that if they were moved they might not survive. He then went into detail about the age and maintenance of the trees; ending by saying there were only ten left. Chairman Alderson concurred with Commissioner Weber's concerns. Commissioner Weber brought up the subject of walkways, trails and the Class I and II Bike Trails; as well as the use of the frontage along Monroe. He was also concerned about sustainable communities, and their access to mass transit; i.e., senior bus stops. The applicant then explained there was only a ten foot landscape strip available for use as a bus turnout. Commissioner Weber then commented on the use of cars in the future and the reduction of emissions. He went on to comment about mass transit and his concerns. Mr. Knight was in concurrence with the Commissioner's views and commented on residents using bicycles. Commissioner Quill had concerns about the sideyard setbacks for three lots which have sideyards adjacent to Trilogy and that the new houses would be too close to the Trilogy project. He made several suggestions PaHeports - PC~.2009'~,2-24-09~A66rev~ated Draft Minutes i-27-09.doc $ Planning Commission Minutes January 27, 2009 on how to change the cul-de-sac to maximize the lots and be in better harmony with the Trilogy development. He went on to explain his concerns on various conditions due to the rear and side yard setbacks. He asked staff to clarify what the setbacks were; which staff did. Chairman Alderson suggested the applicant work with staff to see if there was a way to modify the dimensions of the lots. Staff responded it would have to be included as a condition and explained the modifications would be a bigger challenge for Lots 24 and 25; which was followed by discussion of the height differences in those two lots. Chairman Alderson commented on the curvilinear design having a more calming affect and used the Trilogy street dimensions as an example. Chairman Alderson asked if there was any public comment. Ms. Joan Coombs 81800 Eagle Claw, La Quinta, introduced herself and expressed her concern about the condition of the date palm trees. She said she understood about the expense to the applicant, but thought they should at least be kept watered. They are an eyesore and a hazard and was surprised the Fire Department had not said anything. In addition, she commented on the elevation and asked if the applicant was going to bring in fill dirt. She added her concern about the possibility of the lights shining down into the homes in the Trilogy development. Marianne Mellin, 81400 Eagle Claw, La Quinta, introduced herself and commented on the clean-up, last year, of the shrubbery along the wall. She was excited to hear this was going to be a 55 + development but was concerned about the large drop behind her wall. However, that would not be such a concern if the homes were kept to one story. She also voiced her concern about the speed limit remaining at 20 or 25 mph to keep down the noise levels. Other than that she thought it was a very good project and was supportive. Barbara Irwin, 60-440 Juniper Lane, La Quinta, introduced herself and asked if these homes were going to be restricted to one story as this was a major concern to her. Staff responded the applicant had not submitted the house plans yet, but traditionally age-restricted developments were usually one story. Ms. Irwin expressed her concerns about the possibility of the development being sold and, if it was not conditioned, the new owner could build the two story homes. PaReports - PC~.'1009\2-24-U91Abtirev~ated Draft Minutes 1-Tl-09 doc Planning Commission Minutes January 27, 2009 Ed Coombs 81800 Eagle Claw, La Quinta, introduced himself and said as long as it was built as presented, he would be in favor of it. He asked if there were any designs on security and if there was going to be a homeowners' association. Chairman Alderson responded there would be a homeowners' association. Mr. Coombs was very concerned about the fact there were no definite plans to look at and only a definition of the number of units per acre, but nothing else. He commented there was no information about the amenities and said the application was too vague. Mike Robinson, 61-304 Topaz Drive, La Quinta, introduced himself and said he was a retired professional planner, with over 30 years of experience, and agreed with Commissioner Quill's comments on the increase of setbacks. Secondly, since his wife had become disabled, was more sensitive to handicap issues and suggested the applicant consider installation of sidewalks and anon-traditional curb design. He pointed out this is an age-restricted community and there are no features for handicap accessibility. Chairman Alderson said a lot of the questions will be answered when the Commission reviews the forthcoming building elevations, house designs and landscape plans. Staff responded that some of them would be, the issues relating to the sidewalks, the number of stories, height, and the yard setbacks were certainly within the Commissions' purview. Commissioner Quill expressed his concern that the Commission impose conditions on the map in case the applicant was to sell the development. Chairman Alderson agreed. Mr. Knight said he was on the record as proposing this development as a 55+ adult community; which the Commission could add as a condition. He said they could accommodate the request for the specific type of curbing, but they did have a problem with the side yard setbacks on the two lots. He asked if they could work with the Planning Department to change the lots. He discussed the original grading plan and the request by Public Works to change it. He explained the current situation with the trees and how he had accommodated all previous conditions imposed upon the trees and their maintenance. He said if another line of date palm trees needed to be taken out he would accommodate that, as they are willing to make further changes P:'~.Neparts - PC'~2009\2-24-09~Abbreviated Draft Minutes i-21-09.doc '] Planning Commission Minutes January 27, 2009 Staff asked Mr. Knight if he would object to the requirement of adding a condition restricting the project to 55+. Mr. Knight said he would not object and asked that it be added. Commissioner Wilkinson also expressed his concerns about Lots 24, 25, and 54, as well as the sidewalks and rolled curbs. He explained what would happen if the curbs were laid out prior to the landscaping. He said he understood a Tentative Tract Map did leave some questions unanswered. He had no conditions he would like applied other than the 55+ age group requirement. Commissioner Quill wanted to add conditions this be an age-restricted community, as defined by the California Department of Real Estate, the requirement for single story residences, the addition of four foot (minimum) sidewalks, and the use of a wedge curb design. He explained his reasons for each condition. In addition he wanted to condition Lots 24, 25, and 54 to have minimum side yard setbacks of 20 feet When adjacent to Trilogy. Commissioner Barrows supported his comments and added her own question about the sidewalks, and asked if the setback requirements would be altered because of the Zone Change. Staff explained the changes that would occur because of the Zone Change application. Commissioner Weber recapped the previously mentioned concerns of the trees, elevations, curb/gutter, single-story issue, the age restriction issue, and the design of the dead end at Lot 54. Discussion followed about Lot 54 and what had originally been intended for that area. Discussion then followed regarding the reduction of green house emissions and State Law SB 375. Most specifically, the lack of public transportation provisions from a senior development which is not close to amenities. Commissioner Barrows had a concern about access to Monroe Street and the sidewalk crossings. Staff explained the proposal for sidewalks and pointed out the current and future locations. Chairman Alderson reiterated the concerns on curbing and asked if a rolled curb would be considered handicap accessible. Public Works P:\ReporYS - PC;7.009t2-2409;i1bhreviated Uraft Minutes 1-21-09.doc $ Planning Commission Minutes January 27, 2009 Engineer Wimmer said the handicap accessibility is at the intersections and the rolled curbs do not meet the conditions of being handicap accessible. Commissioner Quill suggested adding a four foot area that might be able to accommodate mass transit in the 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. There was no further discussion and it was moved and seconded by Commissioners Barrows/Quill to approve Resolution 2009-002 recommending approval of Environmental Assessment 2008-597 as submitted. Unanimously approved. There was no further discussion and it was moved and seconded by Commissioners Barrows/Quill to approve Resolution 2009-003 recommending approval of General Plan Amendment 2008-116 as submitted. Unanimously approved. There was no further discussion and it was moved and seconded by Commissioners Barrows/Wilkinson to approve Resolution 2009-004 recommending approval of Zone Change 2008-136 as submitted. Unanimously approved. There was no further discussion and it was moved and seconded by Commissioners Quill/Barrows to approve Resolution 2009-005 recommending approval of Tentative Tract Map 31434 with the following amended or added conditions of approval: 1. (As recommended by the Public Works Director) replace Condition 22.A. 2) i) with the following: "Install traffic signal interconnection and loop detection conduit and pull boxes for future traffic signal installations at Avenue 60 and 62 along the project frontage." 2. Add a condition stating all structures in the project shall be limited to one story in height. 3. Add a condition stating minimum four foot wide sidewalks shall be provided adjacent to the street curbs, except in areas adjacent to the retention basin where the required walking pathways are provided. P:\Reports - PC`2009\2-24-U9~Abbreviated Draft Minutes 1-2-t-OO.dcc 9 Planning Commission Minutes January 27, 2009 4. Add a condition stating Lots 24, 25, and 54 shall provided a minimum 20 foot interior side yard setback on the side adjacent to the project boundary. 5. Add a condition requiring rolled, or similar curb, shall be used throughout the project. 6. Add a condition, as requested by the applicant, which requires the applicant sign an agreement stating the project shall be age- restricted to 55 years and older as defined by the State Department of Real Estate. Said age-restriction shall be included in the Conditions, Covenants, and Restrictions (CC and R's) with the CC and R's reviewed and approved by the City Attorney prior to final approval of the Final Map by the City Council. Unanimously approved VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Chairman Alderson reported on the City Council Meeting of January 20, 2009, including the details on the Silverrock presentation as previously reviewed by the Planning Commission. Discussion followed regarding the Council's approval and the Planning Commission's recommendations for the project; as well as comments on the Circulation Element. Commissioner Quill asked about the funding for the Silverrock Clubhouse. Staff explained the funding mechanism. Planning Director Johnson also explained the Coachella Valley Water District's concerns and issues with the Canal. B. Discussion of the upcoming Planning Commissioners' Institute. Planning Director Johnson commented on the budget and the need to be fiscally conservative on expenses. C. Chairman Alderson noted Commissioner Barrows was scheduled to report back on the February 3, 2009, Council meeting. D. Planning Director Johnson said the tentative Joint ALRC/PC meeting date was scheduled for March 10, 2009. Staff would be presenting agenda items at the February 24, 2009, meeting. FaRepurts - PC`~.2009'~,2-7409rAbbrev~ated Draft Minutes 1-27-09.doc 10 Planning Commission Minutes January 27, 2009 E. Commissioner Weber asked about State Legislation and asked for more information on its impacts on City planning. Staff responded they would provide the Commissioners with information on SB 375. In addition, the Commission could set aside time, at a future meeting, to further discuss the matter. Staff would also check to see if there was any local training available, on AB 32, and report back to the Commission. Commissioner Barrows commented the Coachella Valley Association of Governments (CVAG) might be presenting a workshop on AB 32. She gave a brief synopsis of what AB 32 was and said currently there is no funding for the implementation of the program. Discussion followed on these two bills and staff promised to gather information and devote some time, at a future meeting, to discuss this further. F. Commissioner Quill commented on the La Quinta Resort Scoping Meeting and the magnitude of the La Quinta Resort Plan. He asked when it would be coming to the Commission. Staff explained the Resort's future plans and the process the City would be following. The project would not be expected until late summer or early fall before it would even be considered. Staff only has preliminary information at this time. IX: DIRECTOR ITEMS: None 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 the next regular meeting to be held on February 10, 2009. This regular meeting was adjourned at 9:07 p.m. on January 27, 2009. Respectfully submitted, Carolyn Iker, Executive Secretary City of La Quinta, California PaReU~rts - PC~.2009\2-1.4-094Abbrematetl Draft Minutes 1-27-09.doc I).