2009 12 08 PCT
City of La Quinta
o� ,moo
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
F6
C�'hf OF T�'9
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
DECEMBER 8, 2009
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2009-033
Beginning Minute Motion 2009-09
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of November 24, 2009.
V. PUBLIC HEARINGS:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have
requested the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item .................. CONDITIONAL USE PERMIT 2008-116
Applicant........... Desert Sands Unified School District
Location............ Colonel Mitchell Paige Middle School Located at the
Southeast Corner of Washington Street and Palm Royale
Drive (43-395 Palm Royale Drive)
Request ............. Consideration of a Conditional Use Permit to Allow for
the Use of Lighted Play Fields.
Action ............... Resolution 2009-
B. Item .................. SIGN APPLICATION 2006-1022, AMENDMENT NO. 2
Applicant........... Freehand Sign Company
Location............ 47-647 Caleo Bay Drive - East Side of Washington
Street; North of Avenue 48; South of Lake La Quinta
Drive
Request ............. Consideration of a Request for a Second Sign Program
Amendment for La Quinta Medical Center.
Action ............... Minute Motion 2009-
C. Item .................. CONTINUED - 2008 LA QUINTA HOUSING ELEMENT
UPDATE
Applicant........... City of La Quinta
Location............ City-wide
Request ............. Consideration of a Recommendation for Adoption of the
Proposed Draft of the 2008 La Quinta Housing Element
Update Document.
Action ............... Resolution 2009-
VI. BUSINESS ITEM:
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Update - League of California Cities
2010 Planner's Institute
Vill. COMMISSIONER ITEMS:
A. Report on City Council meeting of December 1, 2009, by
Commissioner Wilkinson.
B. Chairman Alderson is scheduled to attend the December 15, 2009,
City Council meeting.
IX. DIRECTOR ITEMS:
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to be
held on December 8, 2009, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday,
December 8, 2009 was posted on the outside entry to the Council Chamber, 78-495
Calle Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida
Bermudas, on Friday, December 4, 2009.
DATED: December 4, 2009
CAROM WALKER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City Clerk's
office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a Planning
Commission meeting, please be advised that eight (8) copies of all documents, exhibits,
etc., must be supplied to the Executive Secretary for distribution. It is requested that this
take place prior to the beginning of the 7:00 p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
November 24, 2009 7:01 P.M.
I. CALL TO ORDER
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. I
i
B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert
Wilkinson, and Chairman Ed Alderson.
Staff present: Planning Director Les John
Michael Houston, Planning Manager Dauic
Jay Wuu, and Secretary"Monika Radeva.
II. PUBLIC COMMENT:
III. CONFIRMATION OFrTHE AGENDA:
IV. CONSENT CALENDAR:
on, Assistant City Attorney
Sawyer, Associate Planner
Chairman Alderson, asked if there were any changes to the minutes of
November 10, 2009.
Commissioner Weber asked the following typographical errors to be
corrected:
PageL11,0;,,Commissioner Items, C, second line, Hyndai should read Hyundai.
Page 10 m Comissioner Items, D should read:
Commissioner' Weber stated he wanted to say thanks to staff for clarification
on the housing element item relating to guest houses, second units, and
casitas.
Page 10, Commissioner Items, E, first line, my should read may.
There being no further comments or corrections it was moved and seconded
by Commissioners Weber/Wilkinson to approve the minutes as corrected.
Unanimously approved.
P:\Reports - PC\2009\12-8-09\PC MIN_l 1-24-09_Draft.doe
Planning Commission Minutes
November 24, 2009
V. PUBLIC HEARINGS: None
VI. BUSINESS ITEMS:
A. Modification By Applicant 2009-025; a request by Stephen Judice for
consideration of a request to permit medical office uses in an existing
office building approved for general office use only.
Associate Planner Jay Wuu presented the staff report, a copy of
which is on file in the Planning Department.
Chairman Alderson asked if there were ,any, questions of staff.
Commissioner Weber wanted toconfirm with staff that the fee -in -lieu
process was not a new one and: had been employed in the past. Staff
confirmed. He inquired about the current fee -in -lieu amount. Planning
Director Johnson replied the amount was individually calculated based
on a development agreement process which required City Council
approval. He said it had been,.a while since it had been done and gave
examples of two projects it was, applied to. He explained that prior to
these projects, there had been others" with lower amounts per space,
emphasizing that the fee-in-lieu^was individually calculated.
Cc
nu
17
ki
Use
Commissid
satisfy the
street parl
analysis, It
Johnson s
allowedi on
Weber asked for clarification that the original required
aces; for this project was 31 which had been reduced to
ze,spaces. Staff, confirmed and explained the deviation
,lot design stemmed from the original approval of Village
103-019.
Barrows asked if on -street parking could be used to
juired number of parking spaces. Staff replied that on-
11 was usually not included in the count for the code
it could be taken into consideration. Planning Director
that currently, both Desert Club Drive and Calle Cadiz
,eet parking.
Commissioner Wilkinson inquired about what parking alternatives were
available and if there were any agreements to allow parking on the
adjacent lots if there was an overflow. Staff replied there were no
such agreements in place at this time. Staff said the parking study,
recommended in the conditions of approval focused on on -site parking
and street parking for medical use.
P:\Reports- PC\2009\12-8-09\PC MIN_11-24-09_Draftdoc 2
Planning Commission Minutes
November 24, 2009
Commissioner Wilkinson asked for clarification that if the parking
study was conducted, it would not take into account the available on -
street parking to meet the code parking requirement. Staff said the
on -street parking spaces could be counted in.
Commissioner Wilkinson asked if on -street parking would create a
traffic hazard. Staff replied that Desert Club Drive was designed to
accommodate on -street parking in both directions and to allow for
two-lane traffic; Calle Cadiz was a little bit narrower. Staff anticipated
Desert Club Drive would be the more prominent focus for any
overflow parking due to its proximity, to the main entrance. Staff
spoke with owners of the two most '''adjacent homesand both owners
were supportive of the reduced .parking requirements allowing the
medical use. Staff said the owners of the adjacent vacant lots had
not been contacted since staff felt, the significant impact would be to
the adjacent home owners.
Commissioner Wilkinson, noted the aerial view showed that cars were
already being parked on'one of the adjacent vacant lots. Staff said
they were unaware of the exact situation and suggested parking may
have been allowed due to on -going construction in the area when the
image was taken. Staff stated the vacant lot was not set up to serve
as a parking lot and, if that was to happen, the City would be
addressing this issue with the property owner.
Commissioner:,, ilkin'spni,inquired about the size difference between a
stantlacd parking ,space andthe existing ones. Staff replied the sizes
were listed in the staff report on page #i16. Commissioner Wilkinson
expressedi �a concern'" that there might be some unintended
consequences if the applicant was not held up to the code
requirements.
Commissioner Quill asked if the fee -in -lieu was being put aside for
some type'' of a parking structure for the Village or if it was being
rolled into the general fund. Planning Director Johnson replied that all
monies collected were being put aside specifically for future parking
improvements within the Village, such as land acquisition, actual
hardscape improvements for parking, or potentially more parking
structures being established as needed. He said nothing has been
done to date because the latest parking study identified that the
Village had more than adequate parking available.
P:',Raports - PC\2009\12-8-09\PC MIN_ 11 -24-09Draft.doc 3
Planning Commission Minutes
November 24, 2009
There being no further questions of the staff, Chairman Alderson
asked if the applicant would like to address the Commission.
Mr. Michael Meade, a Broker with Lee & Associates, 48-972 Desert
Drive, Palm Desert, CA, introduced himself and said he would be
representing the applicant and the building owner. He explained the
applicant had requested that the Planning Department grant a variance
for the tenant to allow the remainder of the, building to be used for
medical offices, so that the entire building „could be leased out to Dr.
Fraschetti. Mr. Meade gave the Commission a'brief summation of the
history of the building, its designated use, and parking challenges. He
explained that the fee -in -lieu would, be too burdensome on the tenant
and would cause him to relocatehis current practice from Yucca
Valley to Palm Desert instead of: La Quinta.
Chairman Alderson asked if the Commission had any questions for the
applicant.
Commissioner Weber asked if the applicant felt,°comfortable with the
parking estimates provided by Dr. Fraschetti. Mr. Meade confirmed he
did. Commissioner Weber said that if the applicant was comfortable
with those numbers, then a parking study projected for two years into
the future should not be worrisome. He pointed out that the Planning
Department has been trying to work with the applicant to
accommodate the business going' in and has proposed a reasonable
comprise Mr''. 'Meade explained that when the fee -in -lieu was
originally proposed, it seemed like a good option. But after a more in
depth discussion;,' the tenant would not want to proceed with the
potential liability of a $200,000 fee, should the City arbitrarily decide
to impose It ,after a parking study was conducted. The assessed fee -
in -lieu was not financially feasible for either the tenant or the
applicant, especially in the current economic environment.
Commissioner Weber wanted to clarify that the fee -in -lieu was not
arbitrary —as the intent behind the assessed fee was clearly stated. He
said he would like to find a way to accommodate the applicant's
request, however, he felt that a good solution had already been
presented by staff. He noted that Dr. Fraschetti's pediatric practice
would be a valuable business addition to the La Quinta Cove, but he
questioned the lack of a signed lease and the tenant's commitment to
relocate his practice. Mr. Meade replied that the applicant did have a
P:II.Reports - M2009112-8-091PC MIN_11-24-09-0rattdoc
4
Planning Commission Minutes
November 24, 2009
signed lease with Dr. Fraschetti, however, the lease included a
contingency pending Planning Commission approval.
Commissioner Weber asked staff if the applicant was in compliance
with the requirement of having 30% of the parking area covered. Mr.
Meade said he thought the applicant was in compliance with that
requirement. He asked staff to display the site plan for more
information. The site plan showed five covered'- parking spaces out of
17.
Commissioner Quill said his questions were more directed to staff. He
stated he was a member on the Commission when the building was
originally approved in 2004. Even though parking was an issue at that
time because it did not provide„'°th,e required 25 parking spaces for the
w proposed uses, the building as approved because the consensus was
that it was located in the Village and the Commission felt that the
Village was over -parked. Further, the City was getting ready to
complete a parking studyat that time which showed that The Village
had adequate parking. He asked staff if,the required number of
parking spaces had increased because it wouldbe used as a pediatric
office. Planning Director Johnson replied,the medical office parking
standard was the same, regardless of °the type of practitioner or
location within .the community. Commissioner Quill said he
remembered that when the Commission approved the building in
2004, 'credit was ,given for on -street parking which was how the
requirement lof ,25 parkingspaces was met. He asked staff why the
number, of parking spaces had increased and the applicant was being
asked to incur "fe1.es for the difference. Staff replied the calculations
currently conducted were based on the off-street parking provisions
set forth for the Dr000sed medical use.
Commissioner, Quill said that the applicant was being penalized
because the''rules had changed from when the building was originally
approved. 1Planning Director Johnson said there was a blanket
provision, specific to the Village District only, which allowed the
Commission to deviate from the established standards.
Commissioner Quill asked what the empirical basis was for the code
with respect to medical use parking requirements. Staff replied the
standards were established based on what was happening in the
industry at the time. For example, staff used data from the American
P:`,Reports - PC',2009112-8-091PC MIN_11-24-09_Draft,doC 5
Planning Commission Minutes
November 24, 2009
Planning Association which did a periodic analysis study of parking
standards across the nation, calculation data from the Urban Land
Institute, and an engineering resource that addressed parking. Staff
stated the calculations were typically done by looking at a variety of
different resources, sometimes even local assessment looking at
neighboring communities and what they were establishing. Usually
there were multiple sources that were researched in calculating what
the ratio would be.
Commissioner Quill discussed his observafions``,of on -street parking in
the Village at different times of the day and ^stated there was very
little, if any, on -street parking occurring I Ion that side of Desert Club
Drive. He said the applicant should be able to use some of the
available on- street parking to meet the parking requirements. He
asked staff why the number•of required parking spaces had increased
from 25 in 2004 to 34 for the current;applicant. Staff replied the
original approval in 2004 required 26 parking spaces, out of which 8
were for the medical use offices in the converted building, and 18 for
the expansion of the building -which were calculated based on general
office use. For the current application staff's calculations called for
31 parking spaces based on medical,use.for, the expansion and general
office use, for, the converted building. 'Planning Director Johnson
pointedjout that'`there also was a condition in the original approval
that prohibited medical use for the expansion of the building. Thus,
the request, presented before toe Commission was to modify that
11 condition from;, the original Village Use Permit (VUP) application.
Planning Director,Johnson explained that a VUP is a combination of a
Site De'velopment'rPermit (SDP) and a Conditional Use Permit (CUP)
and the imposed conditions could have a more definitive and longer
life than a �itypical' SDP entitlement approval. Therefore, in this
instance, the',i,stipulation regarding limited use imposed by the VUP
stayed with thhe land and the applicant could only change it by coming
in"front of the Commission with an application for modification. He
said the Commission could also treat this as a CUP.
Commissioner Quill asked the applicant about the terms of the lease.
Mr. Meade replied the lease was for five years giving the tenant the
option to purchase the building within the first two years, as it was
the doctor's intent to purchase the building. He explained Dr.
Fraschetti would invest approximately $120,000 in improvements to
the building and establish his practice. He would not want a possible
expense of $200,000 hanging out there for parking improvements.
P \Reports - PC\2009\12-8-09\PC MIN_11-24-09_Draft.doc 6
Planning Commission Minutes
November 24, 2009
Commissioner Weber asked where the $200,000 dollar fee -in -lieu
figure came from. Mr. Meade said it was an estimate of the number
of missing parking stalls times $15,000 per stall.
Commissioner Quill asked if the building was still owned by the
original owner, Skip Lench. Mr. Meade explained Skip Lench was the
Architect, the current owner purchased the building from Dr. Dixon
under the assumption that it was designated for medical use.
Chairman Alderson asked how the patients: Parking in the southern
parking lot would enter the building. : Mr. Meade said there was a
walkway from the back entrance of �the.building;to the parking lot.
Chairman Alderson asked if Dr.;F,'raschetti would have four separate
medical suites with different doctors. Mr. Meade replied the entire
space would be utilized by one doctor. Chairman Alderson wanted to
confirm that the parking would have to,;accommodate only one doctor
and his four to five patients per hour, -,Chairman Alderson said that
even though the applicant was not able 'to itake into account the public
on -street parking available ;,on, Desert Club .,Drive, common sense
dictated that the parking would!'be available for that building as it was
a legal parking area for the generalipublic. He asked if the lease was
contingenttupon Planning Commission approval. Mr. Meade confirmed
it was.
Commissioner Weber asked if" the lease was contingent upon a
satisfactory eesolution'of the parking requirements or the change in
permitted useyto allow for medical offices. Mr. Meade replied it was
the latter.
There being no further questions of the applicant, Chairman Alderson
opened the matter for Commission discussion.
C'O' m.issione'r Barrows asked for clarification on the original approval
of the' building in 2004. Staff described the original approval process
and the placement of the medical limitation. Commissioner Barrows
gave ",examples from the 2004 staff report stating that other
businesses within the Village had been granted parking reductions.
She said she was not very concerned about this application's parking
issue and explained why. She was, however, concerned about the
Village image with parking lot after parking lot. She stated she was
concerned that a tenant might be potentially required to pay for more
parking than it was appropriate for the location.
P:AReports - PCA2009U 2-8-091PC MIN_11-24-09_Draft.doc 7
Planning Commission Minutes
November 24, 2009
Commissioner Weber had visited the site and found the size of the
current parking stalls to be completely inadequate. He said he viewed
covered parking as a critical issue in the Valley. He only counted four
covered stalls on site, which did not meet the covered parking
requirement as 30% of the 17 stalls required 5.1 covered stalls. He
asked staff to display the site map and commented on the differences
between what was on site and what the map displayed regarding
parking stalls, as well as landscaping and a fire! hydrant that were
obstructing the parking lot. He said the parking stalls, located in the
parking area on the back side of the building; were adequate, but he
pointed out that the site map did not reflect the trash enclosure that
was there. He asked for more clarification on the reasoning the
Planning Commission based their decision in 2006 to prohibit the
medical use for the building. H&asked if the use of Desert Club Drive
for additional parking by patients and staff imposed a negative impact
on the tenant and required him to pay for "parking mitigation in the
future. He pointed out that he did not appreciate the flavor of the
letter submitted by the ",applicant, attachment #7, putting a push on
the City as if the City had done something inadequate, when the City
had tried numerous times to accommodate the applicant to make this
project work.
Staff clarified the less-than-30% covered parking for the site was
approved, as part "of the original VUP application. Planning Director
Johnson�,explained that if the tenant was to use Desert Club Drive for
a significant' amount of additional parking that exceeded what a
parking•; study 'identified as expected, the City would evaluate the
potential 1 limpacf not only on existing, but future business, and request
the applicant to remedy the situation and a fee -in -lieu would be
Staff said it would be recommending that the parking requirements
within, the rVillage be reduced to encourage more buildings with
pedestrian `focus instead of numerous parking lots. Staff stated it felt
that this' case might be precedent setting for other projects in process,
and that was why it was important to bring it to the Commission for
review the way it's written. At the same time, staff expressed its
support of having a pediatrician in that location and appreciated the
Commissioners' comments about using Desert Club Drive for
additional parking as that was the intent of it.
`:`,Reports - PC'2009\12-8-091PC MIN_11-24-09. Draft.doc 8
Planning Commission Minutes
November 24, 2009
Commissioner Weber said he was also supportive of the idea of
bringing in a pediatrician into the Village, but he wanted to emphasize
that he was concerned about setting a precedent. He noted that Calle
Cadiz was inadequate for additional parking because it was a
residential street. He said the Commission should make reasonable
concessions, but should also be very cautious in addressing this
matter and in setting a precedent.
Staff pointed out that a VUP could be treated as a CUP which would
give the Commission the ability to designate certain parking areas on
the site for employee parking if warranted. The Commission could
also condition the applicant to have, the tenant comply with its
operational set up outlined in the second' paragraph of the letter dated
November 9, 2009, as attachment #7.
Commissioner Quill said the precedent of allowing lesser parking in the
Village than required was already set back in 2004 because of the
reasons outlined by staff above. The ',Commission had a different
concept for the Village^;and felt it was overparked, and didn't need to
have additional parking. Commissioner Quill': stated he remembered
the approval, but did not recall any specifics on the different types of
allowed uses for the building as being a; significant part of the parking
concept He said, he was in support of setting the precedent that the
Commission would allow deviations from having seas of asphalt in the
Village.' He commented that the building in question was never
designed asl"a retail space, it was always meant to be used as an
office space"and this application was an opportunity not only to fill a
vacant biJildin but to put a pediatrician in the heart of the La Quinta
Cove. He; said he idid'"not foresee any possible issues with parking
availability. 'FI,,
Commissioner, Wilkinson said he agreed with Commissioner Quill's
statement that the Commission had already set the precedent to
reduce the parking requirements for the Village. He said he viewed
the vacant lots in the Village as potential for businesses and traffic as
well. He asked staff for suggestions on solutions for parking such as
a VUP allowing for the Commission to condition the tenant to have
designated employee parking spaces. He asked if it was feasible to
identify employee parking at the parking lot on the other side of the
Village. He inquired if the City was working on any projects to provide
parking solutions. Staff replied that at this time the City was not
actively looking at the acquisition of property for additional parking.
P:AReports - PC120090 2-8-09VPC MIN-1 1-24-09_Draft.doc 9
Planning Commission Minutes
November 24, 2009
Commissioner Wilkinson asked staff what would be the best location
to identify employee parking for this building. Staff recommended
designating the seven spaces on the back side of the building, by Calle
Cadiz, leaving all of the front parking area and parking along Desert
Club Drive available for patients. Planning Director Johnson said he'd
be hesitant to encourage the Commission to go too far beyond the
property for employee parking. Staff said the applicant tried to obtain
shared parking agreements with a few of the adjacent businesses, but
was unsuccessful.
Commissioner Wilkinson asked if the Commission was to condition the
applicant to have the seven parking spaces in the back designated for
employee parking how would that be monitored to ensure that the
tenant was complying with the condition of approval. Planning
Director Johnson replied the applicant would be trusted to follow the
conditions of approval, but if there:,:,was, significant abuse, the matter
could be brought back to the Commission for reconsideration.
Mr. Meade clarified that;,! in the lease agreement, the applicant had
strictly reserved the front pa�ki'ng for Dr. Fraschetti's patients and he
would have all of his employees patlk in the back. Commissioner
Wilkinson asked if the applicant would not have any objections if the
Commission decided to add this as a condition of approval. Mr.
Meade)
said there would be no objections as Dr. Fraschetti mandated
himself`'to have this provision included in the lease agreement.
Chairman Alderson asked to verify that the business would operate
during standard"business hours. Mr. Meade confirmed it would.
Chairman 'Alderson,,:said the parking issue had been discussed at
length. He stated in his opinion there was sufficient parking for the
proposed business use and it would not be a good business policy to
have the applicant tied into a possible $150,000 to $200,000 parking
fee -in -lieu assessment two years down the road. He said in two years
the City'''would complete a parking study that would indicate whether
or not the available parking was sufficient. He asked staff what
would happen if the parking study indicated that more parking was
needed. Planning Director Johnson replied the Commission would still
have the ability to impose the fee -in -lieu provision, request the
applicant to obtain shared use parking agreements, accept it as the
face value that was there, or the medical use could be restricted
P:\Reports - PC\2009\12-8-09\PC MIN_ 11-24-09Draft.doc 10
Planning Commission Minutes
November 24, 2009
again. Chairman Alderson said this could also be tempered by the
upcoming .staff's overall parking analysis. Staff replied it anticipated
that the analysis would give a good comprehensive assessment of the
peak demand of the activity.
Commissioner Weber asked if in the future staff could provide copies
of the previous minutes relevant to the case being reviewed. He said
the standards were established to safeguard the developer as well as
the City. He was concerned regarding the front parking lot because of
the stalls' inadequate size. He said he was trying to diligently look
through the process and be consistent in applying the City's
standards. He said he would be, willing to support a motion that
would condition the dedicated parking spaces. He emphasized that
with it being unknown how the surrounding vacant parcels would be
developed the Commission might be setting standards that might not
be possible to be met in the future.
There was no further; discussion and it .was moved and seconded by
Commissioners Barrows/Quill to approveResolution 2009-032
approving Modification By Applicant 2009-025 as amended below:
44. This Village Use Permit allows the construction of a one-story,
4,494 square foot commercial office building addition on a 0.41-acre
site with, 17 on=site parking spaces. The original building area (Suite
1; approximately 1,450 square: feet) shall consist only of general
office uses j -Medical office:,,uses shall be permitted only in the
additional expanded area of the building (Suites 2 — 5). Equally or less
intensive uses" '(based on parking standards in LQMC Section
9. 150.0501 ,are also ;permitted in the expanded area. No additional
parking spaces beyond those provided on -site are required as part of
the expansion`,of uses in Suites 2 — 5.
Emploiyees of the medical use (Suites 2 — 5) shall park in the rear
parking;"area on Calle Cadiz. The front parking area, on Desert Club
Drive, all be reserved for patient parking.
AYES: Commissioners Barrows, Quill, Wilkinson, and Chairman
Alderson. NOES: Commissioner Weber. ABSTAIN: None. ABSENT:
None.
P:AReports - PCQ009Al2-8-091PC MIN _11-24-09_Draft.doc ] 1
Planning Commission Minutes
November 24, 2009
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Informational letter regarding noise complaint.
19II�K�7JdiTi16X9[�]ll�:l�l��
A. Report on City Council Meeting of November 17, 2009, from
Commissioner Weber, with comments on the following items:
• Code Enforcement issues with regards, to the noise and dog
barking issues.
• Coachella Valley Parks & Recreation District proposal by Randy
Hemingway by Desert Star, LLC.,for a Cultural Arts Center to
be located down on a ,parcel owned by the district off of
Avenue 58.
• Council Member Kristy Franklin would be the Chamber
Representative for the City of La Quinta.
• Finance Director John Falconer presented the annual financial
report.
• City Hall would be closed on December 24 and 31, 2009.
• Councilman Sniff indicated he attended' a presentation regarding
the energy, the environment and :the'solar farm in the east end
tithe Coachella Valley:
• Another commendation for Vista Dunes Courtyard Homes.
• Council a':! 'roved a donation for Martha's Village and Kitchen
and,the Coachella Valley,Rescue Mission.
• ., The PGA; West Private' Clubhouse and PGA West Golf Villas
projects were continued for another 30 days.
• Community" Development Block Grants annual solicitation of
applications for funds for capital projects and for public service
B. Chairman Alderson noted Commissioner Wilkinson was scheduled to
0 port,'!,back�,°gi ren the December 1, 2009, Council meeting.
IX: DIRECTOR ITEMS:
A. Interpretation of Allowable Uses in the Community and Regional
Commercial Zone.
Planning Director Johnson commented on the memo included in the
Commissioners' packet on file in the Planning Department. Highlights
of the discussion included:
P:AReports - PC1200911 2-8-09APC MIN_11-24-09_Draft.doc 12
Planning Commission Minutes
November 24, 2009
• Locations of allowable use.
• Staff requested Commission's concurrence with the position
that particular uses such as golf carts, neighborhood electric
vehicles and/or scooters, categorized as motor vehicles, would
not fit in the same category as automobiles. That they would
be an outright permitted use within the three listed commercial
zoning districts with the exception that if there was to be an
outdoor display, it would be allowed via a Conditional Use
Permit application which would have to come before the
Commission for consideration. Staff asked the Commission to
either concur or modify this proposal, so that the next municipal
code update would properly,', identify it within the code
provisions.
• Commissioner Quill was ,supportive of staff's recommendation
and he thought the City should do anything possible to promote
alternative forms of transportation. He agreed that the outside
display of electric vehicles should be brought to the Commission
for consideration.:
• Commissioner Quill asked staff to bring;. the issue of prohibiting
the use of private golf carts at the Silverrock Resort for City
Council consideration, in light 'of the fact that City Council
recently :.approved phase 1 of the golf cart plan allowing
residents to drive their private golf carts to the Silverrock
19esort.
• The',,",:,,Commission passed; a motion concurring with staff's
interpretation on motorvehicles permitted uses, as described
ahnva
1' ®t•11b19:�►1Pil�iryl
There being; no further
Wilkinson/Quill to adjot
next regular meeting 111�tc
adjourned at 8:33 p:mT'
Respectfully submitted,
siness, it was moved and seconded by Commissioners
this regular meeting of the Planning Commission to the
held on December 8, 2009. This regular meeting was
November 24, 2009.
Monika Radeva, Secretary
City of La Quinta, California
P:\Reports - PC\20090 2-8-09\PC MIN_11-24-09_ Draft.doc 13
PH # A
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 8, 2009
CASE NO.: CONDITIONAL USE PERMIT 2008-116
APPLICANT: CITY OF LA QUINTA
OWNER: DESERT SANDS UNIFIED SCHOOL DISTRICT
REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW
FOR THE USE OF LIGHTED PLAY FIELDS
LOCATION: COLONEL MITCHELL PAIGE MIDDLE SCHOOL LOCATED AT
THE SOUTHEAST CORNER OF WASHINGTON STREET AND
PALM ROYALE DRIVE (43-495 PALM ROYALE DRIVE)
ZONING: MAJOR COMMUNITY FACILITIES (MC)
GENERAL PLAN
DESIGNATION: MAJOR COMMUNITY FACILITIES (MC)
ENVIRONMENTAL
DETERMINATION: THE PLANNING DEPARTMENT REVIEWED THE CONDITIONAL
USE PERMIT UNDER THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND HAS
DETERMINED THAT THE PROPOSAL IS EXEMPT PURSUANT
TO SECTIONS 15301 (EXISTING FACILITIES) AND 15314
(MINOR ADDITIONS TO SCHOOLS) OF THE CEQA
GUIDELINES.
SURROUNDING
ZONING/LAND USE: NORTH: HIGH DENSITY RESIDENTIAL, MEDITERRA
APARTMENTS
SOUTH: COMMUNITY COMMERCIAL, OFFICE
BUILDING, VACANT PROPERTY
EAST: MAJOR COMMUNITY FACILITIES, HORIZON
SCHOOL
WEST: SINGLE AND MULTI -FAMILY RESIDENTIAL,
CITY OF PALM DESERT
CUP 08-116 Planning Commission Staff Report 12/08/09 - CUP to Permit Lighted Play Fields Page 1 of 6
PAReports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
BACKGROUND:
Out of the need for additional recreational space, the City of La Quinta has
developed a partnership over the years with Desert Sands Unified School District
for the shared use of existing school and city park play field facilities. The La
Quinta Middle School Sports Complex on Avenue 50 is the most successful
example of this partnership, but the fields currently serve as the only location
available for evening baseball, softball, and football practice.
The City has also benefited from the shared use of the Colonel Mitchell Paige
Middle School play fields since 2007. The five existing three -quarter -size soccer
fields are currently used by the youngest divisions of AYSO youth soccer (ages 5 to
9) on Saturday mornings. The unlit fields are not usable during evening hours,
particularly with the early sunset in fall and winter. La Quinta Park is the only
facility currently available for evening AYSO soccer practices and games, and has
been operating over -capacity. In response to this identified need, the City of La
Quinta's 2007 Community Services Master Plan recommended the installation of
outdoor lighting at the Colonel Mitchell Paige Middle School play fields in order to
provide for expanded hours of operation for youth soccer and relieve some of the
burden from La Quinta Park.
On September 23, 2008, the Planning Commission recommended approval of a
rezoning request to change the zoning for the existing Colonel Mitchell Paige Middle
School from Office Commercial to Major Community Facilities. The purpose of the
action was to bring the school property into conformance with the appropriate
Major Community Facilities zoning designation, which also enables the use of
lighted playfields with approval of a Conditional Use Permit. As school districts are
granted certain exemptions from local zoning and general plans under California
Government Code Section 53094, the school site was approved and developed
independent of the City. The City Council approved the change of zone on October
21, 2008.
On March 17, 2009, the City Council approved the release of a Request for
Proposals to hire an outdoor lighting consultant to assist in the preparation of
design plans to serve the Colonel Mitchell Paige Middle School play fields.
Following the review of proposals, the City Council voted to approve a Professional
Services Agreement with MRC Engineering on June 16, 2009.
CUP 08-116 Planning Commission Staff Report 12/08/09 - CUP to Permit Lighted Play Fields Page 2 of 6
P:\Reports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
2
PROPOSAL:
The City of La Quinta is proposing to construct outdoor lighting to illuminate five,
three-quarter sized youth soccer fields at the Colonel Mitchell Paige Middle School
(Attachment 1). The City has worked with a lighting consultant to design an
optimum outdoor lighting plan that would provide the most appropriate lighting with
the least impact on adjacent properties. In order to cover a large functional area
with focused illumination, the lighting engineer has recommended a lighting design
which incorporates fewer but taller lighting fixtures. As a result, nine lighting
fixtures standing at 90 feet in height are being proposed (Attachment 2). This
proposed layout places the light fixtures along the perimeter of four of the five
three-quarter sized soccer fields so that the open space can be flexible and
accommodate other sports field dimensions.
Operations
As the lighted fields will primarily be used by AYSO youth soccer, evening practices
will begin around 4:30pm with the youngest players being scheduled first and
conclude with the older children around 9:30pm. AYSO youth practices are
generally held Mondays through Thursdays.
Field lighting will only be used as needed and will be designed to permit authorized
staff to turn them on or off as -necessary. The lighting will be operated by a central
control service which is contacted by telephone. Authorized staff or coaches will
contact this control center using their cell phone to deactivate the lights at the
conclusion of practice. In the event no call is made, then the lighting would be
programmed to automatically deactivate at 10pm. Use of the lighting would be
limited from dusk until 10pm.
Neighborhood Meeting
Community Services and Planning staff conducted a neighborhood informational
workshop at the Colonel Mitchell Paige Middle School from 5:30 to 7pm on
Monday, November 16'. Two weeks before the workshop, staff mailed a flier
advertising the event to all property owners living within 500 feet of the school
site, including residents of Palm Desert. An advertisement for the workshop was
also posted in the Desert Sun. Representatives from the City and MRC Engineering
attended the event to answer questions and the proposed lighting plans were put
on display. One resident attended the workshop, Michelle Rose from the Desert
Breezes neighborhood in Palm Desert, who had concerns about potential noise from
practices in the evening.
CUP 08-116 Planning Commission Staff Report 12/08/09 — CUP to Permit Lighted Play Fields Page 3 of 6
P:\Reports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
3
ANALYSIS:
Light Spill
In order to find an optimal lighting design which provided adequate illumination,
flexible use of field space, and minimal nuisance, the engineers designed a specially
focused lighting system. By using fewer but taller lights, in this case nine light
poles standing at 90 feet in height, the light is better focused downward onto the
playing surface. This design has the advantage of providing a wider area of
illumination and a higher angle of reflectivity from the field surface. With a 90 foot
height, the field lights can be pointed at a downward vertical angle. If the lights
were lower, they would need to be focused more horizontally across the field,
resulting in greater light spill from the lower angle of reflectivity. La Quinta Park
has existing lighting fixtures at 80 feet in height for the same purpose. This high
downward angle keeps the lights focused on the field and results in less nuisance
lighting spillover (Attachment 2, E2.0-2.4).
The field lights will consist of 1500 watt metal halide bulbs fitted with full visors.
Metal halide is the preferred bulb type because it reveals a wider spectrum of color.
Most of the light poles will be mounted with seven luminaries (bulb -fixtures) each,
with the exception of two center poles mounted with eleven luminaries, and the
eastern -most pole mounted with eight. The special aluminum visors are designed
to minimize light spill and glare, keeping the lighting focused onto the playing field
(Attachment 2, E1.1-1.2).
The lighting engineer has provided photometric plans which identify a maximum
illumination of 42 foot candles and a minimum of 18 foot candles on the playing
surface (Attachment 2, E2.0-2.4)• The proposed amount of lighting is considered
the minimum necessary to properly illuminate a playing field. The horizontal spill
photometric plans (E2.4) identify less than one -tenth of a foot candle worth of
illumination along the perimeter of the fields, a lighting level comparable to a full
moon (.02 to .01 foot candles).
The lighting engineer has also provided vertical property spill photometric plans with
cross -elevations of Washington Street (Attachment 2, E2.1-2.3). These plans
identify the level of vertical spill across the street at 5, 15, and 20 feet from above
sidewalk level. These photometric plans identify a negligible level of vertical spill
(up to .2 foot candles) when measured from these three heights above the sidewalk
across Washington Street.
CUP 08-116 Planning Commission Staff Report 12/08/09 - CUP to Permit Lighted Play Fields Page 4 of 6
P:\Reports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
Noise
Because the fields are currently used by the school during weekdays and AYSO
soccer on Saturday mornings, and because Washington Street is a major arterial
that consistently generates ambient noise, staff does not anticipate the evening use
of the play fields to generate a noticeable increase over the current noise level.
Staff has recommended a condition of approval to deactivate the lighting no later
than 1Opm, the same time the reduced night time decibel standard in the Noise
Ordinance 09.100.210) takes effect.
Level of Service
The soccer fields at La Quinta Park are burdened with heavy usage and over-
crowded play fields, resulting in increased maintenance costs and less time
available for practices. By permitting outdoor lighting at the Colonel Mitchell Paige
Middle School, the City will be providing an additional evening sports practice
facility, reducing usage and the number of players at other practice sites, most
notably at La Quinta Park.
Because the Colonel Mitchell Paige School is an existing facility which already holds
daytime practice and, because the proposed lighting plan is an optimal design which
maximizes flexibility of use while providing adequate lighting with minimal spill,
staff supports the findings necessary to approve the proposed Conditional Use
Permit subject to the recommended conditions of approval.
CEQA:
The proposed Conditional Use Permit is exempt from the provisions of the California
Environmental Quality Act pursuant to Title 14 California Code of Regulations
Sections 15301 (Existing Facilities) and 15314 (Minor Additions to Schools),
because the project is at an existing school facility.
Public Notice and Agency Review:
This request was published in the Desert Sun newspaper on November 27, 2009.
A copy of this request has been sent to all applicable public agencies and City
Departments. Staff received two letters regarding the proposed lighting project
(Attachment 3), one letter of support from a Palm Desert Planning Commissioner
and one letters in opposition from Michelle Rose, the Palm Desert resident who
attended the neighborhood workshop.
CUP 08-116 Planning Commission Staff Report 12/08/09 - CUP to Permit Lighted Play Fields Page 5 of 6
P:\Reports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
5
STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of the Conditional Use Permit can be made and are
contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2009- , approving Conditional Use
Permit 2008-116, subject to the attached Findings and Conditions of Approval.
Prepared by:
PrJ
Andogensen, AICP
Prinnner
Attachments:
1 . Aerial Site Plan
2. Lighting Plans
3. Two Letters of Public Comment
CUP 08-116 Planning Commission Staff Report 12/08/09 - CUP to Permit Lighted Play Fields Page 6 of 6
P:\Reports - PC\2009\12-8-09\CUP 08-116 Staff Report.doc
PLANNING COMMISSION RESOLUTION 2009-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT TO ENABLE THE USE OF
OUTDOOR LIGHTED PLAYFIELDS AT THE COLONEL
MITCHELL PAIGE MIDDLE SCHOOL, 43-495 PALM
ROYALE DRIVE
CASE NO.: CONDITIONAL USE PERMIT 2008-116
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81" day of December, 2009, hold a duly noticed Public Hearing to consider a
request by the City of La Quinta for a Conditional Use Permit to enable the use of an
outdoor lighted playfield at the Colonel Mitchell Paige Middle School located at 43-495
Palm Royale Drive, the southeast corner of Washington and Palm Royale Drive, more
particularly described as:
APN: 609-053-001
WHEREAS, said Conditional Use Permit application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Planning Department has
determined that the proposed Conditional Use Permit is exempt from CEQA review
under Guidelines Sections 15301 (Existing Facilities) and 15314 (Minor Additions to
Schools), in that the proposed field lighting is a minor addition to an existing school
facility; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
Finding A - The proposed Conditional Use Permit is consistent with the General Plan
because schools and parks are permitted land uses within the Major Community
Facilities land use designation, educational and recreational land uses which may
include additional uses such as outdoor lighting. The proposed outdoor lighting is also
consistent with the goals and policies of the General Plan because the proposed
lighting project will further enhance the joint use of an existing recreational facility. As
a result, the Conditional Use Permit is consistent with the goals, objectives and. policies
of the General Plan.
7
Planning Commission Resolution 2009-
Conditional Use Permit 2008-116
Colonel Mitchell Paige Middle School
Outdoor Field Lighting
December 8, 2009
Finding B - The proposed Conditional Use Permit will be compatible with the Major
Community Facilities Zoning District because outdoor lighting is identified in the Zoning
Ordinance as an approved land use with a Conditional Use Permit.
Finding C - Processing of this Conditional Use Permit for the proposed use is in
compliance with the provisions of the California Environmental Quality Act. The La
Quinta Planning Department has determined that the request is exempt from CEQA
under Sections 15301 (Existing Facilities) and 15314 (Minor Additions to Schools),
because the proposed outdoor lighting is a minor addition to an existing developed
school site that is currently used as a joint recreational facility. The proposed outdoor
lighting has been designed to be focused within the existing school site and not
constitute a nuisance for surrounding property owners. As a result, no further
environmental review is required.
Finding D - Approval of this Conditional Use Permit will not be a detriment to the
public health, safety and general welfare, nor shall it be injurious or incompatible with
other properties or uses in the vicinity. The project is located within an existing school
site along a major arterial roadway. No physical changes are being proposed other
than the installation of the outdoor lighting. The project lighting plans have been
designed to minimize nuisance light spill to a negligible level as evidenced by the
photometric plans. The project will not result in a substantial change in land use from
the property's current use as a school. The project site is currently used for
recreational purposes and has existing safety fencing installed around the perimeter.
The use of the lighting has been conditioned to cease operations by no later than
10pm, the same time at which a reduced noise standard takes effect under the City's
noise ordinance. As a result, the proposed land use is compatible with adjacent land
uses and will not have an impact on public health, safety, and welfare.
Finding E - Approval of this Conditional Use Permit is consistent with the Community
Services Master Plan in that the proposed project implements a recommendation of
that plan by providing expanded hours of usage at an existing joint -use recreational
facility. The proposed project will reduce the burden on existing recreational facilities
by providing expanded hours of operation at an existing facility.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case.
Planning Commission Resolution 2009-
Conditional Use Permit 2008-116
Colonel Mitchell Paige Middle School
Outdoor Field Lighting
December 8, 2009
2. That it does hereby approve Conditional Use Permit 2008-1 16 as per the
staff report and attachments, for the reasons set forth in this Resolution,
subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 81" day of December, 2009 by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta California
ATTEST:
LES JOHNSON
Planning Director
City of La Quinta, California
M
PLANNING COMMISSION RESOLUTION 2009-
CONDITIONS OF APPROVAL — RECOMMENDED
CONDITIONAL USE PERMIT 2008-116
COLONEL MITCHELL PAIGE MIDDLE SCHOOL
OUTDOOR FIELD LIGHTING
DECEMBER 8, 2009
OPERATIONS
1. Hours of operation for the field lights shall not extend beyond 10:00
p.m.
2. Field lights shall only be operated as needed and shall promptly be
turned off when not in use.
3. The City shall maintain the ability to review or revoke this CUP and set
a new public hearing date in order to impose additional conditions to
correct issues that may arise.
BUILDING PERMITS
4. As issuance of a building permit and inspections are to be arranged
through the State Office of the Architect, the City of La Quinta shall
be notified and permitted to conduct a courtesy inspection of the
lighting prior to final installation.
10
� �� �'. S' • � , � .�'. , I ,t sue.; �l' � � /y � �.
13
s
Ef �t.P . it: "� •+.. r Y , y.� � ,�`.P A' S* ..r�' � ;
I"p Sow -� �"'� $'.t`F •i`'+!% .. � `� \ f�' �_ _ t¢..' � !1 R j^
;i^. �y�tl �`ir t � + ! • �.� o� eo u�.o dye ./� `
x.
r• r� �� � I A � r t
'1y
Via,
p I �
'„ ti T..� � •�_� . -Y'fr - G yt it 11 t".
�•` r o x �
S r P is
ry.
w '
_ -Y-- ._ Rom• `g "
J�4
COMMUNITY DEV DEPT Fax:213-744-9038 Nov 13 2009 12:23 P.01
ATTACHMENT # 3
To: La Quinta Plamn ng Department
Fax: 766. 77 11
From: Michele Rose, 435118"Via Maggdllai , Palm Desert
From: Chapa, Isela L. [mailto:isela.chapa@cvusd.us]
Sent: Thursday, November 19, 2009 4:37 PM
To: Planning WebMail
Subject: Lights at Colonel Mitchell Paige
Hello,
As a Planning Commissioner for my city, I know the importance of Smart Growth and
Safe Planning. The desert area is growing and neighboring cities, such as La Quinta
have a high population of youth, and a lot has to do with the great neighboring
schools. Adding the lights will be a positive step toward our kid's future as it will relieve
the problem of overcrowding at the park, game time, vehicles, etc.
Sincerely,
lwla 1., C11;lp:l
Your children will become what t'ou are; w be whin rou leant them to be.
- David Bly
Be Green! Please don't print this E-mail unless you really need to.
STATEME,N"r OF
CONFIDENTIAFrt"Y: THE
CONTENTS OF THIS E-MAIL
MESSAGE AND ANY
ATTACHMENTS ARE
INTENDED SOLELY FOR THE
ADDRESSEE. THE
INFORMATION MAY ALSO BE
CONFIDENTIAL AND/OR
LEGALLY PRIVILEGED. THIS
TRANSMISSION IS SENT FOR
THE SOLE PURPOSE OF
DELIVERY TO THE INTENDED
RECIPIENT. IF YOU HAVE
RECEIVED THIS
TRANSMISSION IN ERROR,
ANY USE, REPRODUCTION,
OR DISSEMINATION OF THIS
TRANSMISSION IS STRICTLY
PROHIBITED. IF YOU ARE NOT
THE INTENDED RECIPIENT,
PLEASE IMMEDIATELY NOTIFY
THE SENDER BY REPLY E-
MAIL, SEND A COPY TO
"S, ";I illi .I (ec: W i
AND DELETE THIS MESSAGE
AND ITS ATTACHMENTS, IF
ANY.
IrMAiLlb. (.OVFRI i) HY I HE: I I i CSRON NOW CON1MUNICA"II(XNS Pf( IVAC.I At, fir, 1 R USC SS
251 0-2t'S2l AND IS I t C AI_I Y PRIVII.I-GI'1)
13
I
DATE:
CASE NO:
APPLICANT
PH#B
STAFF REPORT
PLANNING COMMISSION
DECEMBER 8, 2009
SIGN APPLICATION 2006-1022 AMENDMENT NO. 2
FREEHAND SIGN COMPANY
PROPERTY OWNER: ACCRETIVE LA QUINTA PARTNERS, LLC
REQUEST: CONSIDERATION OF A REQUEST FOR A SECOND SIGN
PROGRAM AMENDMENT FOR LA QUINTA MEDICAL
CENTER
LOCATION: 47-647 CALEO BAY DRIVE — EAST SIDE OF
WASHINGTON STREET; NORTH OF AVENUE 48; SOUTH
OF LAKE LA QUINTA DRIVE
ENVIRONMENTAL
CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT
UNDER CEQA GUIDELINES SECTION 15311(a)
GENERAL PLAN
DESIGNATION: CC (COMMUNITY COMMERCIAL)
ZONING: CC (COMMUNITY COMMERCIAL)
SURROUNDING
ZONING/LAND USE: NORTH: LAKE LA QUINTA DRIVE
SOUTH: COMMUNITY COMMERCIAL (CC) / VACANT
EAST: CALEO BAY DRIVE
WEST: WASHINGTON STREET
BACKGROUND:
La Quinta Medical Center's Sign Program was initially approved in October of 2004 and
set forth guidelines for building address signs, freestanding monument signs, and
building mounted signs on the parapet. A sign program amendment subsequently
followed in February of 2008 to allow three additional tenant identification signs on the
"eyebrow" wall architectural features of the building.
When the La Quinta Medical Center was under construction, some of the residents
within Lake La Quinta to the East of Caleo Bay Drive had concerns about the close
proximity of the building to the residential homes and the height. In order to somewhat
SA 2006-1022 AMD 2 PC STAFF REPORT
lessen the impact, the Sign Program prohibited building and tenant identification signs
from being located on the eastern building elevations and prohibited illumination. Under
normal circumstances, La Quinta Medical Center would be allowed to have signs on
both the western and eastern building elevations.
CURRENT SIGN PROGRAM:
The current Sign Program limits building and tenant identification signs to the western
building elevation. The only signage allowed on the eastern building elevation facing
Caleo Bay Drive and the Lake La Quinta residential community are the address
numbers for the building. No signage is permitted on the northern and southern building
elevations. Illumination for the signs must be halo lit reverse pan channel letters. The
address numbers on the eastern building elevation are non -illuminated.
Along with setting provisions for freestanding identification signs, address number signs,
and "eyebrow" wall signs, the current sign program offers the property owner two
different options for parapet wall signs.
Option 1
The Option 1 alternative, allows one parapet sign on the western elevation at fifty
square feet for building identification purposes or a tenant. This is the option that is
currently utilized for the building, with a building identification sign "LA QUINTA
MEDICAL PLAZA" at fifty square feet.
Option 2
The Option 2 alternative allows a maximum of two signs on the parapet on the western
elevation at twenty-five square feet for building identification purposes or tenants.
SIGN PROGRAM AMENDMENT REQUEST:
The proposed amendment (Attachment 1) includes a request to remove the option
alternatives from the sign program and to simply allow two signs on the parapet at fifty
square feet each along with the three "eyebrow" wall signs in the locations that were
approved in the first sign program amendment.
The following compares the two options currently allowed and the proposed changes for
signage on the building:
Existing Option 1: 1 parapet wall sign at 50 square feet
3 eyebrow wall signs at 25 square feet each
Existing Option 2: 2 parapet wall signs at 25 square feet each
3 eyebrow wall signs at 25 square feet each
Proposed Amendment: 2 parapet wall signs at 50 square feet each
3 eyebrow wall signs at 25 square feet each
2
SA 2006-1022 AMD 2 PC STAFF REPORT
ANALYSIS:
The applicant's proposal to include an additional sign at 50 square feet on the parapet,
would allow a total of 175 square feet of signage to a building that has approximately
214 linear feet of frontage. The proposal does not change the style of the signs which
have always been compatible with the design of the building. As proposed, the
additional 50 square foot sign on the parapet will not create visual clutter and will to a
greater degree provide a balanced appearance by allowing two signs on each end of
the parapet along with the three "eyebrow" wall signs equally spaced on the lower level
creating a more balanced fagade.
Although the applicant's proposal would maintain the same style as the existing Sign
Program, be proportional with the building size and would not detract from the design of
the building, Sign Ordinance Section 9.160.050 Table 9-19, states that identification
signs are not permitted for tenants above the ground floor in buildings with only interior
access above the ground floor. The intent of this provision was to discourage the
placement of multiple signs from wrapping around the building through the Sign
Program approval process, the Planning Commission may grant approval to a Sign
program when the purpose and intent of the Sign Ordinance is maintained.
The Sign Program for La Quinta Medical Center eliminates that possibility by limiting
sign placement to only two locations on the parapet wall. In addition, Staff recommends
that one of the 50 square foot parapet signs be restricted to building identification
purposes only and another for a main building tenant only. The proposed Sign Program
amendment with the recommended Conditions included in the staff report would be
consistent with the intent of the Sign Ordinance by being in harmony and visually
related to the building keeping the same design and letter style as previously approved.
FINDINGS:
The following findings can be made in support of Sign Application 2006-1022
Amendment No. 2:
A. Sign Application 2006-1022 Amendment No. 2, as recommended, is consistent
with the purpose and intent of Chapter 9.160, in that it does not conflict with the
standards as set forth in Chapter 9.160 by encouraging that signs effectively
identify businesses without creation excessive and confusing signs.
B. Sign Application 2006-1022 Amendment No. 2, as recommended, is harmonious
and consistent with all signs as proposed under the Sign Program, due to the
common use of letter type and size, color and location of signs.
C. Sign Application 2006-1022 Amendment No. 2, as recommended, is harmonious
with and visually related to the subject buildings as the scale of the signs and
letter sizes used accentuate the building design.
D. Sign Application 2006-1022 Amendment No. 2, as recommended, is harmonious
3
SA 2006-1022 AMD 2 PC STAFF REPORT
with and visually related to surrounding development, as it will not adversely
affect surrounding land uses or obscure other adjacent conforming signs in that
all signs are located on the west building elevation facing Washington Street.
PUBLIC COMMENTS:
This project was advertised in the Desert Sun newspaper on November 25, 2009,
mailed to all property owners within 500-feet of the site, and posted on City Public
Hearing information boards. At the time of the filing of this report, staff had not received
any letters or phone calls from the public regarding the proposal.
RECOMMENDATION:
Adopt Minute Motion No. 2009 -_, approving Sign Application 2006-1022
Amendment No. 2, based on the findings and analysis included in the December 8,
2009 Planning Commission Staff Report for Sign Application 2006-1022 Amendment
No. 2, and subject to the following conditions:
1. Prior to issuance of the first sign permit, a final version of the sign program
(text and graphics) shall be submitted to the Planning Department
incorporating any amendments or Conditions of Approval by the Planning
Commission.
2. The additional 50 square foot sign shall be used for the main building tenant
of the building the other 50 square foot parapet signs shall be used to identify
the building.
3. Sheet 4 of 10 shall delete "in two optional configurations", in the Building
Identification Wall Sign section.
Prepared by:
Assistant Planner
Attachment:
1. Sign Program
4
SA 2006-1022 AMD 2 PC STAFF REPORT
ATTACHMENT # 1
">-
,_�u
O'
8u °_rsSm
C 3n �d
NMI
Ci :9 oQ66ty c
0
a
1_
i
i
ca
�o
y
O
�
i
N
o
O
q
b
cw
�
W
a
s
A 2 .,
T g s o z
�
^s w s fl ,
�I 6 C' m r a f Op o$ w
��ga't E Q E E O hm 3'�Fo3 N
a0 ..m 01�d°p Er E v` 'c 2 �V oax
n u
o�
I I
1 LL
�_
41
I I
v 11 rym� I .I
F-
��
I Q �f. v � I �'I 'I —•_ �I II Z
I ❑ 1c E
v�
E
o l u I 19 II
m I I� - •-sr I I I - 1 1
fff
W l 1 t_ I��
i
cc
\ d
I II
r 3AIU t/1NIf1t�bl3Hb1—
0
N1
i
3
�
0 Nm
U
L
Ito
q�e
rn L a U'
s�a
6
3a
Mmm�C
PS
O
O
u
(Atl
.099H'Jltl
—I}I
Xf ,
� I
/
I
an11a sump e� a�e�
r_1
>2 0
H ¢ 17m £ 5
�
„o f OCo
M
°f3
�t� Ow m�P- iz Na CaY
u „°
cc c
i Ci 3' 0< a ,. o W 0
gc o m�
EM
OpE V 0-id 041 9P „V g ; C�CpL d �� Eo g
Eft u LvE = c$ y
.H
v a o o� nEry
a NN C° va o0°0 �VCC �CC °$ pT N-8o O Qq0 0 W O
a�E E t
{Ti R u°d EZ U
ov„ n3 $$4 a,Sc�G,co- a �,$ 'F H
8 c° o
E c $ o y �"' co c
dN °O 7 g
i7 070
_ nY
N C6 94V Y d udi0 4 O 9 C
a�nvLBio' `o E
°cya«cg r�E�Y
a�22ga°fig � „^
+t'o -c9 �� �$a abA�wvS m� °
aaq,a, o"E E V.°l�'o
m°$
°AEu�g� 5 E u9 �v8''8 3' Oa', g GS�c S..a
Qcwa.0= w b
-�Ec
m�<50Ev Z°s T': i ¢�us.See o`o a`o m Z�-~� m a
`o_ H-
°c 24
E$ aid E g o
<S,.s n
0 EL O .6O S6yc Q$ SSQ _
t B Y Ca = O n V
y ° F VJ
0.
3oo
a3 E a c- �
3 --
g� $E ZF
-oy�o �°u u -na39S E"Ssn °a og o
c Sq2.gE H c$ 0oo"`� o
-$amo
€E r� oN n 'na' ofm c .g my mid
€5 .y fag v"y a 9Eg o_
33 o
p0'
vE.'ag�oC FsV3
=a� ckti3U`..ia.
<d` x�ya=d4° 5�� o a 9
o,aj Qoo
0- E<oE o -.1 X. : 3 °
ego ppaE -oE$Ep �3 E9'_ �`o" $� '�
SEEQ�u`�.°�.UbF3S fi£�v� ES�E�
�t0 'b Sc3 ca'iq o3gog a�a'iS$c - o S- � .gv
oc ;a c.4$n`c pp 55 �E
a 3 5._ 0 Qeo 4im$�o`o^c oo
° o C a
N ='i 3�E.E E3.; �o EE3'�g
&;v E}'0'a °p'^£°°�mMa Ep�i.
a DES `dd$a .6LJCi a g o oa ce D m nAdE
�81
2� a9ossa°`
O
O
to
a
w
P
a
m
Z
f Uo . t5Ax
u mN
a
gu
> �'lJ�
o enis A:s
z s
11 m's 'fig t
m
'� €�g
a I'M
iE
F`
W
E
� m
._ e�
auHaS
°P
d
0Ci
Ml
10
17c
280
`g€
ow
$u
v
cSE
SS
a
s
"n„
U ipm 3�
O
CY
is.o
EEE,
S
SW
IS
°
2 3
3
2i
NMI
z
0
J
J
3
QW
C
a
z
i
LL
W
cl
V
a
N
X
H
N
cc
a
O
f
z
0
U.
0
a
0
z
H
z
J
m
z
0
u
W
H
rW
W
J
zz
0
0
7
0
11
> 2
IL
2 ME
60
Ea "-�t�'
o=za E
5t6iE E i o e fB y ZOItl H�.
!!� a q _kk35a5 $ 'a 3 z�. .d zcr
P°3
G Qii9 Y
F - 7
m
E
V
LL
W
V
Q
ON
W
too
Ln
R*
M
t�
u
H
z
O
LL
G
f7
z
FQ-
l7
z
m
z
O
u
W
H
O:
rW
r
W
J
O
o
w
0
0
12
d m
m
S
emssdd°a
's�
g
n�
n
> 2 €
2 �m y NaN
`u•mae=
4Ea
gIS.M
Cu
a� m8
emG
ognd
a=
i
<
CY
wdCY
g
'
iSJ�z
E
aV0 a<
3
a'rC2
a
Z o
0<
p�
�' n dPE
!
�.
e
mm
'
modi
Ci
:3
�
a`
N
LU
W
H
Z
W
W
g
eL
Vl
H
W
a
n
d
O
C
C71
y
N
CLS
r—
'C
ac
OA
7
a
d
ea
N
Y
= � O
AM
IL H tA
W cc Ln
maN
Qom
b
a Ufa �Nm0s o
iE'0 !�7 i to dy a� f 0p N Y�
Pill fis Mill !-Ai g=6 r
�}µo Q O O O
w,i
-=
F I
Z
V
�,D1"D=iL�
2-
0J
9
V i
°LS rp7 � rl
4�5
W
Z
F
J
5•J r rL
6ti
C=y
i
J�� I
COD
C
O
C7
m
CL
C/o
S=
m
0
a
14
ceitr 4 XP 0
MEMORANDUM
TO: Honorable Chairman and Members of the Planning Commission
FROM: Les Johnson, Planning Directo
DATE: December 8, 2009 79/
SUBJECT: Public Hearing Item No.1 - Conditional Use Permit 08-116
Mitchell Paige Middle School Outdoor Lighting Project
In light of the attached letter, staff is requesting the Planning Commission
continue this hearing to the January 12, 2010 Planning Commission meeting
in order to provide additional time to discuss the proposed lighting plans with
the City of Palm Desert.
CITY 01 PH M OESE �
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-o6u
FAX: 760 340-0574
info@palm-daert.org
0117[,:1' 11PTI11- M UIY ANAGE'.
December 8, 2009
La Quinta Planning Commission
City of La Quinta Planning Department
La Quinta, CA 92247-1504
Re: Conditional Use Permit 2008-116
La Quinta Planning Commissioners:
SENT VIA EMAIL
DEC 8 M19
Cj%, of i, IAMG
On behalf of the City of Palm Desert, I respectfully request that this item be continued to
allow our staff more time to review potential impacts from the CUP and nighttime use of
the fields. Our staff had not received any notification of this proposal until yesterday
afternoon, a day before the public hearing. No prior notice for comments was sent to our
City, and the request will have negative impacts to residents within the City of Palm
Desert. This is not an acceptable amount of time to respond to this request and address
any concerns we have for our residents. Due to the late notice and timing of the public
hearing, this letter is being sent via email.
The CUP request may only be for lighting, however, the use of the fields at night will
result in an increase of noise and light glare negatively impacting residents within Palm
Desert. The request for a continuance is needed to allow our staff time to work with your
staff to discuss the overall design and impacts. Additional information is needed in
regards to setbacks of the poles from Washington Street, use of g0-foot poles
compared to other facilities in the area, and noise impacts to residents in Palm Desert in
the evening. The City of Palm Desert has been successful with 75-foot tall poles for
sports facilities adjacent to residential neighborhoods, and is not familiar with the
impacts from 90-foot tall poles. In addition, staff does not believe that the noise impacts
have been adequately addressed. The staff report indicates no impact to noise,
however, the use of soccer fields Monday through Thursday until 9:30 pm will result in
higher noise levels above the existing nighttime ambient on Washington Street.
As a neighboring city, and a concerned staff member for the City of Palm Desert, I again
respectfully request a continuance of this matter to allow our staff to work with your staff
to address any impacts to our residents.
City Manager
Tom Genovese, City Manager, City of LaQuinta
)FFICE OF THE CITY MANAGER
December 8, 2009
ALm PALM'I
PD ` d
TEL; 761
FAX: i6('
info@paln
DEC 9 20,19
c%, Of L(I
La Quinta Planning Commission FIB n�ngDeQa,r„
City of La Quinta Planning Department
La Quinta, CA 92247-1504
Re: Conditional Use Permit 2008-116
La Quinta Planning Commissioners:
On behalf of the City of Palm Desert, I respectfully request that this item be continued to
allow our staff more time to review potential impacts from the CUP and nighttime use of
the fields. Our staff had not received any notification of this proposal until yesterday
afternoon, a day before the public hearing. No prior notice for comments was sent to our
City, and the request will have negative impacts to residents within the City of Palm
Desert. This is not an acceptable amount of time to respond to this request and address
any concerns we have for our residents. Due to the late notice and timing of the public
hearing, this letter is being sent via email.
The CUP request may only be for lighting, however, the use of the fields at night will
result in an increase of noise and light glare negatively impacting residents within Palm
Desert. The request for a continuance is needed to allow our staff time to work with your
staff to discuss the overall design and impacts. Additional information is needed in
regards to setbacks of the poles from Washington Street, use of 90-foot poles
compared to other facilities in the area, and noise impacts to residents in Palm Desert in
the evening. The City of Palm Desert has been successful with 75-foot tall poles for
sports facilities adjacent to residential neighborhoods, and is not familiar with the
impacts from 90-foot tall poles. In addition, staff does not believe that the noise impacts
have been adequately addressed. The staff report indicates no impact to noise,
however, the use of soccer fields Monday through Thursday until 9:30 pm will result in
higher noise levels above the existing nighttime ambient on Washington Street.
As a neighboring city, and a concerned staff member for the City of Palm Desert, I again
respectfully request a continuance of this matter to allow our staff to work with your staff
to address any impacts to our residents.
City Manager
Tom Genovese, City Manager, City of LaQuinta
Colonel Mitchell Paige Middle School
Field Lighting Project
Desert Sands Unified School District supports the field lighting project as the children
living in La Quinta need additional play fields. However, there are a few items that need
to be addressed and discussed as part of the development of a MOU.
1) School uses the MPR on Wednesday and Thursday evenings weekly and
the parking lot would have limited space for the athletic practices and
games.
2) Twice a year, the drama class has a play on Thursday, Friday and
Saturday evening. Again, limited parking for sports.
3) Additional school events such as Back To School Night and band concerts
would need to be coordinated with the youth sports league.
4) Lack of restrooms is the most critical item. The school buildings are
secured by wrought iron fencing and there are no restroom facilities
available. The lighting project would need to include restroom facilities
that the City would install and maintain.
5) A separate electric meter would have to be included in the project to
clearly identify the lighting costs that the City would pay.
6) No reconfiguration of the fields is being considered as the layout meets
the needs of the school program.
Principal Derrick Lawson reports that the usage of the fields has worked well this year
on Saturdays and after school until dusk Monday - Friday. Mr. Lawson proposes three
nights (Monday, Tuesday and Friday) and Saturdays .
Colonel Mitchell Paige Middle School
Field Lighting Project
Desert Sands Unified School District supports the field lighting project as the children
living in La Quinta need additional play fields. However, there are a few items that need
to be addressed and discussed as part of the development of a MOU.
1) School uses the MPR on Wednesday and Thursday evenings weekly and
the parking lot would have limited space for the athletic practices and
games.
2) Twice a year, the drama class has a play on Thursday, Friday and
Saturday evening. Again, limited parking for sports.
3) Additional school events such as Back To School Night and band concerts
would need to be coordinated with the youth sports league.
4) Lack of restrooms is the most critical item. The school buildings are
secured by wrought iron fencing and there are no restroom facilities
available. The lighting project would need to include restroom facilities
that the City would install and maintain.
5) A separate electric meter would have to be included in the project to
clearly identify the lighting costs that the City would pay.
6). No reconfiguration of the fields is being considered as the layout meets
the needs of the school program.
Principal Derrick Lawson reports that the usage of the fields has worked well this year
on Saturdays and after school until dusk Monday - Friday. Mr. Lawson proposes three
nights (Monday, Tuesday and Friday) and Saturdays .
ip en s
2�y cy0
0
00 BERMUDA DUNES
RANCHO MIRAGE
Ea INDIAN WELLS Go
PALM DESERT �y
LA QUINTA
�O INDIO y�
Peggy Reyes
Director
Facilities Services
Tel: (760) 771-8516
Fax: (60)771.8522
E-mail: peggy.reyes@dsusd.us
District Educatbn Center • 47-950 Dune Palms Road • La Duinta, CA 92253
PH # C
STAFF REPORT
PLANNING COMMISSION
DATE: DECEMBER 8, 2009 (CONTINUED FROM 10/27/09)
CASE NO.: ENVIRONMENTAL ASSESSMENT 2008-599
GENERAL PLAN AMENDMENT 2008-118
REQUEST: 11 RECOMMEND TO THE CITY COUNCIL
CERTIFICATION OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT; AND
2) RECOMMEND TO THE CITY COUNCIL AN
AMENDMENT TO THE GENERAL PLAN,
INCORPORATING THE HOUSING ELEMENT UPDATE
APPLICANT: CITY OF LA QUINTA
LOCATION: CITY-WIDE
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 2008-599 WAS
PREPARED FOR THE GENERAL PLAN AMENDMENT,
INCORPORATING THE HOUSING ELEMENT UPDATE IN
COMPLIANCE WITH THE REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970,
AS AMENDED. BASED UPON THIS ASSESSMENT THE
PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE
EFFECT ON THE ENVIRONMENT; THEREFORE, THE
PLANNING DIRECTOR HAS RECOMMENDED THAT A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
BE CERTIFIED IN CONJUNCTION WITH THE AMENDMENT
BACKGROUND:
On October 13 and 27, 2009, the Planning Commission considered the staff reports
and related materials for the La Quinta Housing Element Update (Attachment 1) • Staff
presented an overview of the housing element process and the Regional Housing
Needs Allocation (RHNA) requirements, and reviewed comments made on the draft
element by the Housing and Community Development Department (HCD). At the last
meeting of October 27, 2009, the Planning Commission continued further
consideration under open public hearing to the regular meeting of December 8, 2009.
OCTOBER 27 PLANNING COMMISSION
At the October 27 Planning Commission meeting, there was no substantive discussion
of the Housing Element. A few questions were raised in regard to guest house, casita
and second unit standards. The minutes of the October 27 Planning Commission
meeting are provided as Attachment 1.
ONGOING HCD CONCERNS
The City and its consultant, The Planning Center (TPC), prepared revisions to the
Housing Element based on the HCD letter of October 12, 2009 (Attachment 2). The
most substantial land use -related revision was to increase maximum densities to 22
units per acre, in the HDR, VC, RC, CC, NC, and CP categories. The revisions were
submitted to HCD on November 4, in the hope that a quick review and acceptance by
HCD would occur. A conference call was conducted with HCD on December 3, at
which time HCD expressed more concerns about adequate capacity, lot consolidation
capability and the density assumptions for the land inventory. TPC is currently putting
together the revisions and will submit them to HCD as soon as possible, in order to at
least obtain a verbal acceptance of the draft element from HCD and present a final
draft element to Planning Commission for formal action.
RECOMMENDATION:
1. Under an open public hearing, continue consideration of Environmental
Assessment 2008-599 and General Plan Amendment 2008-1 18, recommending
adoption of the La Quinta Housing Element Update, to the regular Planning
Commission meeting of January 12, 2009.
Prepared by:
Wallace Nesbit
Principal Planner
Attachments:
1 . Planning Commission Minutes — 10/27/09 (3 pgs.)
2. HCD 2nd review letter, dated 10/12/09 (3 pgs.)
2
ATTACHMENT # 1
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
October 27, 2009
CALL TO ORDER
7:02 P.M.
A. This meeting of the Planning Commission was called to order at 7:02
p.m. by Chairman Ed Alderson who stated the flag salute was done
earlier at the Joint Council Meeting.
B. Present: Commissioners Katie Barrows, Paul Quill, Mark Weber, Robert
Wilkinson, and Chairman Ed Alderson.
Staff present: Planning Director Les Johnson, City Attorney Kathy
Jenson, Planning Manager David Sawyer, Principal Planner Wallace
Nesbit, and Executive Secretary Carolyn Walker.
II. PUBLIC COMMENT:
III. CONFIRMATION OF THE AGENDA: CONFIRMED
IV. CONSENT CALENDAR:
Chairman Alderson asked if there were any changes to the minutes of
October 13, 2009. The Commissioners had no changes but Chairman
Alderson made the following correction:
Page 12, Commissioners Items, A, bullet point 5 should read:
Council Member Franklin's concerns on SilverRock.
There being no further comments or corrections it was moved and seconded
by Commissioner Barrows/Wilkinson to approve the minutes as corrected.
Unanimously approved.
V. PUBLIC HEARINGS:
A. Continued — 2008 La Quinta Housing Element; a request by the City
of La Quinta for consideration of a recommendation for adoption of
3
PAReports - PC\2009\11-10-09\PC MIN_10-27-09_Approved.doc
Planning Commission Minutes
October 27, 2009
the proposed draft of the 2008 La Quinta Housing Element affecting
all locations City-wide.
Chairman Alderson commented that the public hearing had been left
open from the meeting of October 13, 2009. He then asked for the
staff report.
Principal Planner Wally Nesbit presented the staff report which
included a request to continue this item to the Planning Commission
meeting of December 8, 2009.
The staff and consultant are preparing responses to the comments
made by the State in a phone conversation on October 21, 2009. The
December 8, 2009, meeting date should allow time for review of the
State's recommendations and for preparation of revisions and re -
submittal to the State for either verbal or written certification. (A
copy of the staff report is on file in the Planning Department.)
Chairman Alderson asked if there were any questions of staff.
Commissioner Weber referenced his comments in the last meeting and
asked for definitions of a second unit, casita, and guest house.
Staff responded that casita is an informal term used for a guest house.
A guest house is a bedroom and bathroom, with no kitchen facilities.
A plumbed kitchen is not allowed in a guest house and this would
typically be referred to as a casita.
A second unit is basically the same thing, but with a plumbed kitchen.
It can actually be lived in independently of the primary unit and
generally requires that parking be provided, as it is considered a
separate unit.
Commissioner Quill asked about allowable square footage. Staff said
both the guest house and second unit have a percentage and a
threshold. The percentage is based on the area of the primary unit and
the threshold is 1200 square feet maximum.
Commissioner Quill asked if that was for both. Staff responded they
believed it was for both.
4
P:%Rcport.0 - PC4200M11-10-09 PC MIN_ 11)-27 09,,,APpun
Planning Commission Minutes
October 27, 2009
Chairman Alderson asked if the Commissioners would be able to go
over this, in more detail, on December 8, 2009. Staff said yes and
added they hoped to have a State certification letter by that meeting.
Staff also said the consultant would be at that meeting to answer any
questions.
There being no further questions of the staff, and with the applicant
being the City, Chairman Alderson asked if there was any public
comment.
There being no public comment, Chairman Alderson left the public
participation portion of the meeting open.
There was no further discussion and it was moved and seconded by
Commissioners Barrows/Quill to continue the 2008 La Quinta Housing
Element Update to the Planning Commission meeting of December 8,
2009. Unanimously approved.
VI. BUSINESS ITEMS: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Report on City Council Meeting of October 20, 2009, from Chairman
Alderson, with comments on the following items:
• Discussion of the pros/cons of leasing or buying needed
golf course maintenance equipment at Silverrock.
• Consideration of capital contributions to Coachella Valley
Rescue mission.
• Consideration of a request from Martha's Kitchen.
• Consideration of a request for the Concours d'Elegance
car show.
B. Chairman Alderson noted Commissioner Quill was scheduled to attend
the November 3, 2009, City Council meeting.
IX: DIRECTOR ITEMS:
5
P1,Repor(s PC12009;11-10-091PC MIN 10 27-09. Appm e.o.doc
SSAIE_QECAf iFORNIA-BLISIN SS SEANSP9RTAT10N.ANQHOLSING..AGENCY _._. ARNOLQ.SGHWARZENEGGER_Go-verno[
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT a o +
1800 Third Street, Suite 430
P. 0. 952053
Sacramento, CA 94252-2053 (916) 323.31771 FAX (916) 327-2643
w .hcd.ca.gov OCT 15 2009
October 12, 2009
Mr. Les Johnson
Planning Director
City of La Quinta
P.O. Box 1504
La Quinta, CA 92247-1504
Dear Mr. Johnson:
CITY OF LA OUINTA
ATTACHMENT # 2
RE: Review of the City of La Quinta's Revised Draft Housing Element Update
Thank you for submitting La Quinta's revised draft housing element received for review
on August 13, 2009 along with draft revisions sent by e-mail on September 18, 2009.
The Department is required to review draft housing elements and report the findings to
the locality pursuant to Government Code Section 65585(b). A telephone conversation
on October 8, 2009 with you and Messrs. David Sawyer, Planner Manager, and
Wallace Nesbett, City Planner, facilitated the review.
The revised draft element addresses some of the statutory requirements described in
the Department's June 30, 2009 review (enclosed). However, the following revisions
are still needed for the element to comply with State housing element law (Article 10.6
of the Government Code):
Include an inventory of land suitable for residential development, including vacant
sites and sites having the potential for redevelopment, and an analysis of the
relationship of zoning and public facilities and services to these sites
(Section 65583(a)(3)). The inventory of land suitable for residential development
shall be used to identify sites that can be developed for housing within the planning
period (Section 65583.2).
Realistic Capacity: While the element indicates capacity estimates for mixed -use
sites account for 1,159 units, it must still demonstrate how estimates of residential
capacity were determined considering the potential for non-residential development
on commercial and mixed -use sites. As noted in the June 2008 review, projected
residential development capacity should not assume residential -only development
on all mixed -use or commercial sites.
Lot Consolidation Opportunities: The element was revised to indicate where there
are opportunities for consolidation of sites in Tables C-1 and C-2. The element,
however, should also describe the potential for lot consolidation, including conditions
rendering parcels suitable and ready for redevelopment, trends and how the City will
encourage and facilitate lot consolidation. Additional information and sample
analyses are available on the Department's Building Blocks' website at
http://www hcd ca gov/hpd/housing element2/SIA zoning php.
Mr. Les Johnson
Page 2
Zoning to Encourage and Facilitate Housing for Lower -Income Households: The
element was not revised to demonstrate how the maximum allowable density of
20 units per acre in the in the VC, CC, CR, CP, and CP zones can accommodate the
development of housing affordable to lower -income households. The element
continues to require revision to address the statutory requirements of Government
Code Section 65583.2(c)(3)(A), requiring an analysis including, but not limited to,
factors such as market demand, financial feasibility or information based on project
experience within a zone(s) that provide housing opportunities for lower -income
households. As noted in the previous reviews, for communities with densities that
meet specific standards (at least 30 units per acre for La Quinta), this analysis is not
required pursuant to Government Code Section 65583.2(c)(3)(B).
For your information, other Coachella Valley cities are zoned to provide densities of
20 units per acre or greater. For example, the City of Coachella has residential
densities at 30 units per acre and Cathedral City has an established minimum
density of 20 units per acre in its higher density residential zone. Pursuant to
conversations with local developers, densities of 20-30 units per acre maximize
efficient use of land and financial resources to promote affordable housing
development. It is recognized that housing affordable to lower -income households
requires significant subsidies and financial assistance. However, for the purpose of
the adequate sites analysis and the appropriateness of zoning, identifying examples
of lower density subsidized housing projects alone is not sufficient or appropriate to
demonstrate the adequacy of a zone and/or density to accommodate the regional
housing need for lower -income households.
2. Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities needed to facilitate
and encourage the development of a variety of types of housing for all income
levels, including rental housing, factory -built housing, mobilehomes, and emergency
shelters and transitional housing. Where the inventory of sites, pursuant to
paragraph (3) of subdivision (a), does not identify adequate sites to accommodate
the need for groups of all household income levels pursuant to Section 65584, the
program shall provide for sufficient sites with zoning that permits owner -occupied
and rental multifamily residential use by right, including density and development
standards that could accommodate and facilitate the feasibility of housing for very
low- and low-income households (Section 65583(c)(1)).
As detailed in Finding 1, the element does not include a complete sites analysis and,
therefore, the adequacy of sites and zoning were not established.
Program 1.5 commits the City to allowing densities of up to 20 units per acre in the
VC, CC, CR and CP zones; however, as noted in the previous review, based on the
results of a complete sites inventory and analysis, the City may need to add or
revise programs to address a shortfall of sites with appropriate zoning. An adequate
sites program must make sites available in accordance with subdivision (h) of
Section 65583.2 to meet 100 percent of the remaining lower -income housing need.
7
Mr. Les Johnson
Page 3
Among other things, the Program must include sites zoned to permit owner -occupied
and rental multifamily uses by right, ensure sites allow at least 16 units per site, at a
minimum density of 20 units per acre, and accommodate at least 50 percent of the
remaining need for lower -income households on sites zoned exclusively for
residential uses. For additional information, refer to the Building Blocks' website at
http://www.hcd,ca.gov/hpd/housing element2/PRO adgsites.php.
In addition, as the element is relying on vacant an underutilized sites with the
potential for mixed -use development to accommodate its regional housing needs
allocation for lower -income households, it should include specific program actions to
promote redevelopment of underutilized sites and encourage and assist in lot
consolidation. For example, Program 1.5 should include incentives to encourage
and facilitate additional or more intense residential development on non -vacant and
underutilized sites such as organizing special marketing events geared towards the
development community and identifying and targeting specific financial resources.
3. The housing element shall contain programs which "assist in the development of
adequate housing to meet the needs of extremely low-, low- and moderate -income
households (Section 65583(c)(2)).
The element was not revised to include or expand existing programs to specifically
assist in the development of a variety of housing types to meet the housing needs of
extremely low-income households. Please refer to the previous review for additional
information on this statutory requirement.
Once the element has been revised to address these requirements, it will comply with
State housing element law. The Department hopes these comments are helpful. If you
have any questions or would like assistance, please contact Mario Angel, of our staff, at
(916) 445-3485.
Sincerely,
f / �
ea �.
y�Zr—
Cathy E. Creswell
Deputy Director
Enclosure
CORRESPONDENCE
AND
WRITTEN MATERIAL
From: development_ directors-bounces@lists.cacities.org [mailto:development_directors-
bounces@lists.cacities.org] On Behalf Of Lorraine Okabe
Sent: Monday, November 23, 2009 1:28 PM
To: Development_directors@lists.cacities.org
Subject: [Development directors] Registration is now open for the 20101-eague of CA Cities Planner's Institute
Registration is now open!
League of California Cities
2010 Planner's Institute
March 24 26, 2010
Portola Hotel, Monterey
To register online, click here
Housing is limited, register now to ensure you get the conference hotel.
You must first register for the conference before reserving any hotel reservations at the Portola Hotel.
Conference highlights include
Sessions for the novice and the seasoned planning commissioner and/or planning official with topics
such as:
a Cultural arts
a Finance
• CEQA
a Sustainability
a Air Quality
a Mobility
a Planning commissioner roles & responsibilities
a How to run a meeting
a Architectural and site plan review
• Ethics (AB 1234)
• High Speed Rail
• Climate change
a Healthy Communities
a Housing elements & housing laws
• Mobile tours
a And much more!
Do not miss this opportunity to keep up-to-date on the issues that will help you do a better for your city
and your citizens.
Watch for the announcement in your mailbox next week.
www.cacities.org/even
Questions? Need more information? Please contact Lorraine Okabe at okabel(@cacities.org.