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2013 11 12 PC MinutesCALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 12, 2013 A regular meeting of the La Quinta Planning Commission was called to order at 7:02 p.m. by Chairperson Barrows. PRESENT: Commissioners Blum, Weber, Wilkinson, Vice Chair Wright, and Chairperson Barrows ABSENT: None STAFF PRESENT: Community Development Director Les Johnson, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Principal Planner Wally Nesbit, Associate Planner Jay Wuu, City Attorney Kathy Jenson, and Secretary Monika Radeva Chairperson Barrows led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Commissioners Wright /Blum to approve the Planning Commission Minutes of October 22, 2013, as submitted. Motion passed unanimously. PUBLIC HEARINGS 1. Conditional Use Permit 2011-136 submitted by Lowe's HIW, Inc. proposing permanent outdoor display and sales area for the Lowe's Home Improvement Warehouse. Location: Washington Park commercial retail center; 78 -865 Highway 1 1 1, La Quinta. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. PLANNING COMMISSION MINUTES 1 NOVEMBER 12, 2013 Chairperson Barrows noted for the record that staff had distributed a Memorandum to the Commission indicating that due to further collaboration with the applicant Condition of Approval No. 15 had been amended. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:13 p.m. Mr. Jesus Uccles, Store Manager of Lowe's HIW, Inc., La Quinta, CA — introduced himself, explained the purpose and intent behind the proposal and the types of merchandise to be displayed, and answered the Commission's questions. Chairperson Barrows asked Mr. Uccles if he was in agreement with the amendment to Condition of Approval No. 15. Mr. Uccles replied he was. Public Speaker: None Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:16 p.m. Motion — A motion was made and seconded by Commissioners Weber /Wilkinson to adopt Resolution 2013 -024 approving Conditional Use Permit 2011-136, as submitted with staff's recommendations and amending Condition of Approval No. 15 to read as follow: 15. Permanent improvements shall be added to the trailer sales area in order to indicate to customers that the parking spaces utilized for trailer sales are not for customer parking. Improvements shall include, but are not limited to, painted stripes, permanent bollards, and additional landscaping for screening purposes within the existing landscape planter adjacent to the trailer sales area. Design specifications shall be reviewed and approved by the Community Development Director prior to trailers being located within the sales area. Motion passed unanimously. 2. Tentative Tract Map 36537 and Site Development Permit 2013 -924 submitted by Rembold Properties, LLC. proposing the land division of 41.95 acres and the construction of 230 new single family attached and detached units, and related project amenities and improvements. Location: in the PGA West development, along the north and east side of PGA Boulevard, west of the Stadium clubhouse on the former PGA West resort core site. PLANNING COMMISSION MINUTES 2 NOVEMBER 12, 2013 Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:28 p.m. Public Speaker: Mr. Wayne Rembold, Developer with Rembold Properties, LLC., Portland, OR - introduced himself, gave a brief overview of the project, and answered the Commissions' questions. Public Speaker: Mr. Howard Culver, PGA West resident, La Quinta, CA - introduced himself, said the applicant has resolved all issues the PGA West Association and residents had addressed, and was in favor of the project. Public Speaker: Mr. Steve Weiss, PGA West resident, La Quinta, CA - introduced himself, said the applicant has been extremely cooperative and responsive in addressing the residents' comments and concerned, and everyone was very pleased and excited to see this project being built. Public Speaker: Mr. Robert Thorn, CEO Partner of California West Communities, Carlsbad, CA - introduced himself as the project developer, thanked staff for their efforts in cooperation during the application review process, and answered the Commissions' questions. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:37 p.m. Motion - A motion was made and seconded by Commissioners Wilkinson /Blum to adopt Resolution 2013 -025 recommending approval of Tentative Tract Map 36537 as submitted with staff's recommendations. Motion passed unanimously. Motion - A motion was made and seconded by Commissioners Wright /Blum to adopt Resolution 2013 -026 recommending approval of Site Development Permit 2013 -924 as submitted with staff's recommendations. Motion passed unanimously. Commissioner Wilkinson recused himself from the next item on the agenda because of his involvement with the project. 3. Environmental Assessment 2013 -629, General Plan Amendment 2013 -126, and Zone Change 2013 -144 have submitted by William J. Hammer / Kim M. Hammer Trustees: Hammer Family Trust, proposing a general plan amendment from Low Density residential (up to 4 units /acre) to General Commercial and PLANNING COMMISSION MINUTES 3 NOVEMBER 12, 2013 zone change on 4.35 acres, from Low Density Residential to Neighborhood Commercial. Location: southwest corner of Avenue 58 and Monroe Street. Principal Planner Wally Nesbit presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows declared the PUBLIC HEARNG OPEN at 8:00 p.m. Public Speaker: Mr. Hayward Pardue, Representative of the Applicant, La Quinta, CA - introduced himself and answered the Commissions' questions. Public Speaker: Mr. Roger Greenwald, Resident, La Quinta, CA - introduced himself and said he was not in favor of the project as he was concerned about possible light pollution and increased noise levels. He said the area is currently very quiet and suggested the proposed commercial center be built in other areas further to the west. He noted there were a lot of residents that were opposed to the proposed project and quoted Mr. Spock from Star Trek that "the needs of the many should outweigh the needs of the few." Public Speaker: Mr. Brett Pecano, Piazza Serena resident, La Quinta, CA - introduced himself and said even though, Commissioner Wilkinson recused himself, he found it unethical that Mr. Wilkinson was involved with the proposed project and at the same time served on the City's Planning Commission. He stated he never would have purchased a home within the area had he known that a gas station could be built in proximity to his residence in the future. He said the area has always been zoned residential and he was never made aware that it could be rezoned to commercial. Public Speaker: Mrs. Pixie Scott, Piazza Serena resident, La Quinta, CA - introduced herself, said her residence would be greatly impacted by the light pollution, noise levels, and increased traffic from the proposed future commercial center. She expressed a concern about possible increase in crime as well as the oil and gas from a gas station being mixed in with the dust and dirt, and that air would be carcinogenic. She noted the reasons she chose to purchase her home in Piazza Serena were mainly because of La Quinta's dark sky ordinance, the lack of street lights and the quietness of the area. Public Speaker: Mr. Curt Starweather' Piazza Serena resident, La Quinta, CA - introduced himself, said the proposed commercial center would have an adverse impact on the safety and serenity of the community and its property values due to the increase in traffic, noise levels, light pollution, and possible crime. He stated that the negative economic impact for the immediate community would be substantially greater than any possible benefit this project could offer. He PLANNING COMMISSION MINUTES 4 NOVEMBER 12, 2013 suggested the proposed project be located at either one of the two commercial sites, already zoned as such, located at the intersection of Avenue 58 and Madison Street. He requested that the Planning Commission deny the proposed project. Public Speaker: Mr. Justin Bert, Senior Vice President with Capstone Advisors, and representative of the owner of the 60 remaining undeveloped lots at Piazza Serena, Carlsbad, CA - introduced himself and said the proposed zoning and general plan designation were not compatible with the surrounding properties, as the area in question was surrounded by low density residential areas on all three sides. Mr. Bert noted that there has been no change in circumstance to warrant a zone change and a general plan amendment. He said during the recent General Plan Update there were no reasons identified to change the existing low density residential zoning for that property and there were plenty of already commercially zoned areas, approximately 70 acres, to the west that would be more appropriate for the proposed project. Chairperson Barrows noted for the record that a comment letter from Mr. Justin Bert, received on November 12, 2013, was distributed to the Commission. Public Speaker: Mr. Charles W. Clendening, Piazza Serena resident, La Quinta, CA - introduced himself as the President of the Board of Directors for the Piazza Serena community and said the entire community was in opposition of the proposed project. He said any commercial project in such proximity to a residential development would have an adverse economic impact on property values in an already troubled property market environment that is barely beginning to recover. He noted there already was a convenient store located on Monroe Street. He stated a possible commercial center would destroy the quietness and serenity of the residential community and would increase crime. Mr. Clandening said there was no need for a commercial project in the area and there was inadequate population to support it. He said that residents bordering Avenue 58 were not notified of the proposed zone change and requested that the Planning Commission deny the proposed project. Chairperson Barrows noted for the record that a comment letter from Mr. Clendening, received on November 12, 2013, was distributed to the Commission. Public Speaker: Mr. David V. Crouse, Piazza Serena resident, La Quinta, CA - introduced himself and said he retired to the Coachella Valley because he truly thought the City of La Quinta was the Gem of the Desert and he liked the quietness and serenity of the community. He expressed concerns regarding the potential increase in traffic and noise, and that the placement of a gas station PLANNING COMMISSION MINUTES 5 NOVEMBER 12, 2013 adjacent to an existing underground power line could be potentially hazardous. He stated that a commercial center at the proposed site was not warranted. Chairperson Barrows noted for the record that a comment letter from Mr. Crouse, received on November 12, 2013, was distributed to the Commission. Public Speaker: Mr. Joe Hammer, property owner and applicant, Indian Wells, CA - introduced himself, briefly described the history of the proposed site and the adjacent vacant land and their existing zoning designations. He said he was unaware the proposed project would be objected to. He noted he spent a lot of time speaking with homeowner from the Andalusia residential community and those residents expressed support for the project. Mr. Hammer explained the proposed commercial center would be very well architecturally designed and he would not build anything that would jeopardize the value of the 17.5 acres of vacant land to the south and additional 40 acres of vacant land to the east that his family has owned for many years. He stated the northeast and southeast corners on Avenue 58 and Madison Street, currently under the jurisdiction of the County of Riverside, would be developed as commercial centers in the future. He said the proposed commercial project would be beneficial to the surrounding community and encouraged the Commission to approve the zone change so he would have an opportunity to move forward with the project. Mr. Pardue noted there was a lot of interest from developers for a commercial project in the area. He said the zone change was only the first step of this process and the surrounding residents would have many more opportunities to give their input on the project should it go forward. Chairperson Barrows asked what community outreach was done for this project. Mr. Pardue said the major adjacent communities were contacted and made aware of the proposed project, including Trilogy and Andalusia. Public Speaker: Mrs. Silva Segrist, Piazza Serena resident, La Quinta, CA - introduced herself, said a future commercial development would not be beneficial to the existing residential community, but instead it would have an adverse impact on property values. She requested the Planning Commission deny the proposed zone change. Public Speaker: Mrs. Kim Hammer, property owner, Indian Wells, CA - introduced herself and said that for many years she resided behind a large commercial center and found it to be an asset and a convenience. She stated the proposed corner was a perfect location for a well thought out and aesthetically pleasing small commercial center and would very much benefit the community. PLANNING COMMISSION MINUTES 6 NOVEMBER 12, 2013 Public Speaker: Mrs. Pixie Scott, Piazza Serena resident, La Quinta, CA — reiterated her earlier statement that the surrounding residents were not in support of a commercial center in such close proximity to the existing residential community, and would like to keep the area dark, quiet, and serene as it currently exists. Chairperson Barrows declared the PUBLIC HEARING CLOSED at 8:51 p.m. Motion — A motion was made and seconded by Commissioners Wright /Blum to adopt Resolution 2013 -027 recommending approval of Environmental Assessment 2013 -629 as submitted with staff's recommendations. AYES: Commissioners Blum, Weber, Vice Chair Wright, and Chairperson Barrows. NOES: None. ABSENT: Commissioner Wilkinson. ABSTAIN: None. Motion — A motion was made and seconded by Commissioners Blum /Wright to deny General Plan Amendment 2013 -126 and Zone Change 2013 -144 as submitted. AYES: Commissioners Blum, Vice Chair Wright, and Chairperson Barrows. NOES: Commission Weber. ABSENT: Commissioner Wilkinson. ABSTAIN: None. BUSINESS SESSION — None CORRESPONDENCE AND WRITTEN MATERIAL — None COMMISSIONER ITEMS 1. Staff noted the City Council meeting of November 5, 2013 was cancelled. DIRECTOR'S ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Blum /Wright to adjourn this meeting at 9:16 p.m. Motion passed unanimously. Respectfully su mitted, MONIKA RADEVA, Se retary City of La Quinta, California PLANNING COMMISSION MINUTES 7 NOVEMBER 12, 2013