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2012 01 10 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78 -495 Calle Tampico, La Quinta, CA January 10, 2012 CALL TO ORDER 7:02 P.M. A. A regular meeting of the La Quinta Planning Commission was called to order at 7:02 p.m. by Chairman Alderson. B. PRESENT: Commissioners Barrows, Wilkinson, Wright, and Chairman Alderson. ABSENT: Commissioner Weber STAFF PRESENT: Planning Director Les Johnson, City Attorney Kathy Jenson, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Associate Planner Jay Wuu, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: There being no comments, or suggestions, it was moved and seconded by Commissioners Wright /Barrows to approve the minutes of November 8, 2011 as submitted. AYES: Commissioners Barrows, Wilkinson, Wright, and Chairman Alderson. NOES: None. ABSENT: Commissioner Weber. ABSTAIN: None. V. PUBLIC HEARINGS: A. Environmental Assessment 2011 -613, Conditional Use Permit 2011 - 135, Tentative Parcel Map 36421, Site Development Permit 2011- 920; a request by La Quinta Housing Authority and Redevelopment Agency for consideration of rehabilitation and development plans for Planning Commission Minutes January 10, 2012 the Washington Street Apartments located at the southeast corner of Washington Street and Hidden River Road. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Planning Department. He gave an abbreviated report and then deferred to the representatives for the La Quinta Housing Authority and Redevelopment Agency to provide further explanation on the project. Chairman Alderson opened the public hearing portion of the meeting to allow the applicant's representatives to speak. Eric Nasland, with Studio B Architects, (architects for the project) located at 2258 First Avenue, San Diego California; along with Tilly Whitehead also of Studio B Architects introduced themselves and they gave an overview of the project; including going over each of the exhibits. Rob Parker with RGA Landscape Architects, 74020 Alessandro, Suite E,. Palm Desert introduced himself and explained the overall landscape plan. Associate Planner Jay Wuu summarized their comments and staff's recommendations, as stated in the staff report. Chairman Alderson asked if there were any questions of staff. Commissioner Barrows asked about staff's concerns on the design of the perimeter wall. Staff said there was no real concern; they were presenting the information to see if the Commissioners had any comments. Commissioner Barrows asked: • for a more in -depth explanation of the operation of the thermal chimneys • about the placement of the windows and doors Mr. Nasland provided an explanation of how the thermal chimneys and the ventilation system would work. -2- Planning Commission Minutes January 10, 2012 General discussion then followed regarding window and door locations as well as how the air conditioning and louver systems operated. Information of other sites where these systems have been utilized was also mentioned and discussed. Commissioner Wright asked if the perimeter walls would be soundproofed on the Washington side of the complex. Mr. Nasland said they would be as soundproof as necessary to meet the City's noise requirements. Commissioner Wright expressed concerns about the entrance to the property, and the amount of traffic on Washington Street. He then asked if the type of trees proposed, along Washington Street, would allow a good line.of sight. Mr. Parker responded they would. Commissioner Wilkinson asked how the chimneys would screen the air conditioning units on the existing apartments. Mr. Nasland explained the present roof - mounted equipment would be removed and a new split system would be utilized with only the condenser being roof - mounted. General discussion followed on: • the air conditioning, venting systems, and their maintenance • the louvered /ventilation systems and how they work • vibration /noise generated by the condensers Commissioner Wilkinson asked about exterior materials and specifications for the renovated portion of the project. Mr. Nasland explained what was currently on the buildings and what was planned for renovation. He referenced the staff report and exhibits. General discussion followed on: • the layout of the units • proposed patio /porch areas -3- Planning Commission Minutes January 10, 2012 • screening, privacy, and planting areas • insulation, R ratings, and sound walls /barriers • type of flooring; hard surfaces and carpet • materials, colors, and heat penetration Jon McMillan, RSG, 309 West Fourth Street, Santa Ana, CA, introduced himself and described the concrete flooring used at Vista Dunes and their experiences with them. He also talked about "destructive" investigation done on the Washington Street Apartments and the extent of the rehab needed on those apartments. General discussion followed on: • materials /elements proposed for the Washington Street wall • height of the existing retaining wall on Washington Street • sound- deadening properties of the wall • materials of the vertical columns (pilasters) • nearest bus stop 11 1 • pedestrian gates, access and gate materials General discussion followed,'regarding the laundry facilities, including: • water - heating facilities, • ventilation • roof - mounted mechanical equipment General discussion followed, regarding the common area, including: • trelliswork proposed in the common areas • shade structure in the common area • windows in the common area building • elongated shade structure proposed for the pool Chairman Alderson had concerns about: • the metal sheeting and the heat generated by it • what was behind the metal wall • pedestrians passing near the perforated sheet metal • the morning sun's heat on the eastern side, 'large, glassed areas Mr.Nasland explained there was a garden behind the metal wall, and Planning Commission Minutes January 10, 2012 went on to say they had done a digital model of the building on this spot on the earth and were able to show what the patterns would do on that building, with that roof, and that overhang, at any hour of any time of the day in that exact position on the earth. However, when they ran the building information, most of it was shade from the earliest point of the morning on, because of the length of the overhang off of the eastern side. Chairman Alderson said there were references to solar on the roofs of some of the buildings and asked if the applicant would be using solar heat or generating electricity. Mr. Nasland explained they would hope to provide photovoltaic panels such as the ones at Vista Dunes. He added, the aerial showed them on the roofs, and the roof pitch facing south. He further explained they are planning for use of photovoltaic, solar panels, but it all depended on what the budget would allow. General discussion followed on the parking structure design, with or without solar panels. Commissioner Wilkinson asked about the benefits of the project to the City of La Quinta and the estimated project cost. He expressed concern with the estimated cost per unit. Discussion followed on the sewer and offsite improvements needed for the project as well as offsite improvements with an explanation being provided by Mr. Jon McMillan as to what was entailed. City Attorney Kathy Jenson clarified the Commissioners look at the design of the project and if they don't like the design, for whatever reason, their remedy is to vote against it but that the project cost was a matter for the City Council to consider. Commissioner Barrows asked about the fan providing airflow into the interior living spaces. Mr. Nasland explained how the fan operated. Commissioner Barrows said she was concerned about how dust will impact this because of the desert environment. She explained her own experiences and concerns about materials getting on the screens -5- Planning Commission Minutes January 10, 2012 and the potential for something coming into the building interior. She also asked if the potential for solar, on this site, had been maximized. Mr. Nasland acknowledged the comments regarding potential dust impacts. He also responded they had enough room on the roofs and parking areas to cover the entire electric load of this site. Commissioner Barrows asked if it would be possible to generate additional power. Mr. Nasland said he would presume there would be more. He added the thermal chimneys do create a shading effect over some portions of the roofs which caused some limitations about where you can and can't put solar panels, but structurally they could be handled anywhere. Commissioner Barrows was concerned about the species of purple fountain grass noted on the plans. She commented that there is a species of fountain grass that is a real problem in terms of being invasive and hybridizing with the typical fountain grass.. . Mr. Parker responded there are some concerns about it hybridizing with the standard species, but he could not confirm whether the species noted was going to hybridize or cross -breed with the other ones. Commissioner Barrows added that, on projects in the past, one species of fountain grass would be specified and another would be planted. Mr. Parker said he had seen that happen, but it was more typical with contractors that were from outside of the area and not familiar with what the requirements were in the County of Riverside. Commissioner Barrows said she would personally be more comfortable with using another .grass species. Mr. Parker said, it was no problem changing it to a non - invasive species. Broil Planning Commission Minutes January 10, 2012 Discussion followed on landscaping concerns, including: • the type of trees proposed (Tipu trees) and examples of other areas utilizing that species • the use of a proposed small water feature and concern for water and electric usage Chairman Alderson asked if there were any more questions of the applicant. There being none he asked if there was any public comment. Mr. Craig Bedard, 42 -488 Byron Place, introduced himself and thanked the City for fixing up the neighborhood. He did, however, have several safety concerns and comments, which were: • The speed of the cars on Washington Street and the possibility of a deceleration lane being added • Addressing the problems with the intersection and the students from the nearby school trying to cross while cars are making a right -hand turn from Washington Street to Hidden River Road. • Consider either putting a crosswalk on the corner, or moving the crosswalk down on Hidden River closer to the entrance of their units • Some type of permanent barrier, on Washington Street to keep left turns happening from Hidden River, but also keep pedestrians from trying to cross Washington • A permanent median island there on Washington and Hidden River • Resurface Hidden River Road as the asphalt is in poor condition with big pot holes • Create a No- Parking Zone, or red curb, on Hidden River, in front the apartments. It is currently a problem when taking a right - hand turn from Washington Street Mr. Bedard provided further comments on the wall on Washington Street, saying the height was good and there was not only a concern with sound but also safety. He mentioned the possibility of someone coming off of Washington Street and hitting the wall as it had happened. He then commented on some of the tenants' concerns about students peering, and jumping, over the wall, so this height might be good. He further commented on the aesthetics of the project, that he was all for it, but would like the City to take into -7- Planning Commission Minutes January 10, 2012 consideration his safety concerns. Chairman Alderson asked Mr. Bedard about the location of crosswalk he mentioned which would be east of Washington on Hidden River Road. Mr. Bedard commented on the area to which he was referring. General discussion then followed regarding the crosswalk location. Chairman Alderson asked Principal Engineer, Ed Wimmer for comments. Principal Engineer Ed Wimmer wanted to make sure he had all of Mr. Bedard's points. He identified: 1) request for the decal lane on Washington 2) establish a permanent raised median on Washington at Hidden River 3) Hidden. River be re- surfaced 4) a crosswalk be added across Hidden River; east of Washington at Hidden River. Mr. Bedard confirmed those items and handed Principal Engineer Wimmer a bullet point list of his concerns. Principal Engineer Wimmer said they would look at those concerns and provide a report on those items. General discussion followed on the possible addition of a deceleration lane and making left and U -turns in the area. Mr. Bedard suggested there could be something in the middle of Hidden River Road to prevent someone from making a U -turn there since there is not much room for that type of maneuver. Commissioner Wright confirmed it was a problem intersection. Principal Engineer Wimmer suggested the City Traffic Engineer do analysis on each of these individual items since he did not have the Planning Commission Minutes January 10, 2012 information available at the meeting. He said all of these items would be forwarded to the City Traffic Engineer for analysis. Mr. Bedard said he would appreciate it. General discussion followed on line of sight issues, possible area for a deceleration lane and forwarding this additional information to the City Traffic Engineer to include in his study. Commissioner Barrows was concerned about the design of the sidewalk; taking into account the students and tenants utilizing that area. Planning Director Johnson explained how the sidewalk was designed; taking the pedestrian traffic into account. He included information on the fact that there was not enough room to make this a meandering sidewalk consistent with the City's standard design, but there would be pockets of planters included to pull the sidewalk away from the street in areas and provide a safer pedestrian environment. Discussion followed on sidewalk setbacks and legal non - conforming environments. Chairman Alderson asked if there was any further public comment. There being none, Chairman Alderson closed the public hearing and opened the matter for Commission discussion. Commissioner Wilkinson commented on turn lanes and road conditions; as well as line of sight conditions and the opportunity to continue these items in order to review the City Traffic Engineer's report. Principal Engineer Wimmer confirmed he would make the Traffic Engineer's report available to the Commission as well as Mr. Bedard. General discussion followed on whether to make this a condition of approval versus continuing the items. Principal Engineer Wimmer commented that the City Traffic Engineer had previously reviewed the site plan, was familiar with Hidden River Road and Washington Street and had not raised any of these concerns during the project review process. Planning Commission Minutes January 10, 2012 Commissioner Wright reiterated his concerns about the line of sight coming out of Hidden River Road on to Washington Street; as well as his faith in the City Traffic Engineer coming up with a solution. Commissioner Barrows asked for clarification that this item had already been to Council and that the Planning Commission only need to make a determination on the design aspects, negative declaration, parcel map, etc. Planning Director Johnson clarified they were the final decision making body on the environmental determination, parcel map, the conditional. use permit, and the site development permit application before them tonight. Their options were to approve, deny, or continue the matter. Commissioner Barrows said she was pleased with the project but had concerns that Mr. Bedard's issues be addressed, her landscaping suggestions be included and the new technology and issues of noise, water, dust and potential penetration on the thermal chimneys be addressed. Chairman Alderson spoke on the fact that the applicant had to match the existing project and work with those conditions. He supported the project with the qualifications of the other Commissioners and concerns regarding public and traffic safety. Commissioner Barrows asked if the City of La Quinta had the ability to condition a No U -Turn southbound on Washington Street; since that is within the boundaries of Palm Desert. Principal Engineer Wimmer said the entire roadway is not within the jurisdiction of La Quinta; and there would have to be liaison with the City of Palm Desert and the City of La Quinta Traffic Representatives. At this point, it was uncertain as to whether Palm Desert would be amenable to such a design change, and both cities would have to agree on the improvements. Commissioner Barrows asked if a recommendation be included that staff consult with the City of Palm.Desert. Principal Engineer Wimmer said it could. -10- Planning Commission Minutes January 10, 2012 Chairman Alderson reopened the public hearing to allow public comment. There being no further questions or discussion, it was moved and seconded by Commissioners Wilkinson /Wright to continue Environmental Assessment 2011 -613, Conditional Use Permit 2011- 135, Tentative Parcel Map 36421, and Site Development Permit 2011-920 to February 14, 2012. AYES; Commissioners Barrows, Wilkinson, Wright and Chairman Alderson NOES; None ABSENT: Commissioner Weber ABSTAIN: None VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Report on City Council Meeting of January 3, 2012. B. Commissioner Barrows is scheduled to attend the January 17, 2012, City Council meeting. IX: DIRECTOR ITEMS: None X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Wright /Barrows to adjourn this regular meeting of the Planning Commission to the next meeting to be held on January 24, 2012. This meeting was adjourned at 9:32 p.m. on January 10, 2012. Respectfully submitted, 6 g "k 6 k Carolyn GValker, Executive Secretary City of La Quinta, California -11-