2014 06 10 PC MinutesCALL TO ORDER
PLANNING COMMISSION
MINUTES
TUESDAY, JUNE 10, 2014
A regular meeting of the La Quinta Planning Commission was called to order at 7:00
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, Attorney Peter
Howell with Rutan and Tucker, LLP, Consultant Principal Planner
Nicole Criste, Associate Planner Jay Wuu, Executive Assistant
Monika Radeva, and Office Assistant Beatrice Acosta
Commissioner Wilkinson led the Commission in the Pledge of Allegiance.
Commissioner Weber joined the Commission at 7:02 p.m. after the Approval of
Minutes.
PUBLIC COMMENT
Public Speaker: Ms. Andrea Spirtos, Investment Advisory Board Member, La Quinta,
CA - introduced herself and thanked Chairperson Barrows and Commissioner Weber
for their loyal service on the La Quinta Planning Commission over the years.
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 May 13, 2014 as submitted. AYES:
Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson Barrows. NOES:
None. ABSENT: Commissioner Weber. ABSTAIN: None.
PLANNING COMMISSION MINUTES 1 JUNE 10, 2014
PUBLIC HEARINGS
1 . Environmental Assessment 2013-633, Specific Plan 2006-081, Amendment 1,
and Site Development Permit 2013-937 submitted by West Coast Housing
Partners LLC for the consideration of a specific plan amendment and a site
development permit to allow construction of 74 single-family homes on 28.3
acres. Project: Canyon Ridge. CEQA: reviewed under Environmental Assessment
2006-579; no changed circumstances or conditions are proposed which would
trigger the preparation of subsequent environmental analysis pursuant to Public
Resources Code Section 21166. Location: west side of Washington Street, north
of Avenue 48 (extended).
Consultant Principal Planner Nicole Criste presented the staff report, a copy of
which is on file in the Community Development Department.
Discussion followed regarding environmental review conducted in reference to the
stability of the required retaining wall along the western edge of the site and the
protection it would provide from any possible rocks falling; the proposed street
accesses for the project from Washington Street and Avenue 48, the threshold for
street improvement requirements, drainage, landscape lighting, light fixtures, and
noise levels.
Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:31 p.m.
Public Speaker: Mr. Whit Hollis, Applicant with West Coast Housing Partners,
LLC., Westlake Village, CA - introduced himself, gave a presentation of the
proposed project, including details regarding the retention wall and requested that
the trees identified in condition of approval 3-A be removed from the proposed
wall's landscaping palette due to erosion concerns and the word "wall" in same
condition be replaced with the word "system" which would give staff and the
applicant flexibility in designing the wall. He said the applicant had also inherited
and existing agreement with the church located to the north of the property which
was entered into by the previous owner, and both the applicant and the church
were working together on ensuring the agreement was complied with. He also
answered the Commission's questions in regards to the project's access along
Washington Street, and other general questions.
Public Speaker: Mr. Chris Bergh, Project Engineer with MDS Consulting, Palm
Desert, CA - introduced himself and stated that the proposed street improvement
plans do include a deceleration lane on Washington Street. He noted that the
stacking distance from Washington Street to the main entry gate of the project is
approximately 200 feet which would provide stacking of eight -to -nine cars.
PLANNING COMMISSION MINUTES 2 JUNE 10, 2014
Public Speaker: Ms. Faye Pokletar, Landscape Architect with C2 Collaborative,
San Clemente, CA - introduced herself and answered the Commission's questions
in regards to the proposed landscaping palette and number of trees along
Washington Street.
Public Speaker: Mr. Tom Ward, La Quinta Resident and Construction Coordinator
for St. Francis of Assisi, CA - introduced himself, advised the Commission that
the church was very supportive of the proposed development and was involved in
negotiations with the applicant. He expressed concerns regarding egress and
ingress for church patrons exiting the property southbound and noted that he has
been in communications with West Coast Housing, as well as with staff from both
the Public Works and the Community Development Departments who are all
actively working on getting these concerned addressed and resolved before the
project is presented to City Council for review and consideration.
Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:50 p.m.
Motion - A motion was made and seconded by Commissioners Blum/Wilkinson to
adopt Resolution 2014-011 recommending to the City Council approval of Specific
Plan 2006-081, Amendment 1, as submitted with staff's recommendations and
amending Condition of Approval No. 3-A to read:
" 3-A. The retaining system along the west border of the property shall be
redesigned and approved by the City Engineer and Community
Development Department. Said retaining system shall incorporate a tiered
design where any portion of the vertical face of the wall that is greater
than eight (8) feet in height is stepped back a minimum of six (6) feet.
The resulting step -back area(s) shall not exceed a maximum slope of 3:1
and shall be landscaped with a variety of cascading vines and large shrubs
in order to soften the overall mass of the walls. "
Motion carried unanimously.
Motion - A motion was made and seconded by Commissioners Blum/Wilkinson to
adopt Resolution 2014-012 recommending to the City Council approval of Site
Development Permit 2013-937, as submitted with staff's recommendations and
amending Condition of Approval No. 55 to read:
" 55. The retaining system along the west border of the property shall be
redesigned and approved by the City Engineer and Community
Development Department. Said retaining system shall incorporate a tiered
design where any portion of the vertical face of the wall that is greater
than eight (8) feet in height is stepped back a minimum of six (6) feet.
PLANNING COMMISSION MINUTES 3 JUNE 10, 2014
The resulting step -back area(s) shall not exceed a maximum slope of 3:1
and shall be landscaped with a variety of cascading vines and large shrubs
in order to soften the overall mass of the walls. "
Motion carried unanimously.
2. Environmental Assessment 2014-636 and Amended Final Map 32742 submitted
by Monterra Properties, LLC proposing to reconfigure the recorded map in order to
relocate the primary access for a 14 -acre tract consisting of 40 single-family
residential lots from Monroe Street to Brown Deer Park. Project: Monterra (TR
32742). CEQA: the Community Development Department has prepared an
Addendum to Environmental Assessment 2004-515 certified by the City Council
on October 5, 2004 for Tentative Tract Map 32742. Location: east side of
Monroe Street, between Avenue 54 and Airport Boulevard.
Associate Planner Jay Wuu presented the staff report, a copy of which is on file in
the Community Development Department.
Staff stated that the applicant submitted a revised map after the staff report for
this public hearing was prepared and distributed. The Memorandum dated June
10, 2014 prepared by Community Development Director Johnson and distributed
to the Commissioners before the Planning Commission meeting identified the most
current revisions to the Amended Final Map 32742. Due to the inadequate
amount of time for staff review, staff recommends that this item be continued to
the next regularly scheduled Planning Commission meeting of June 24, 2014.
Staff suggested that the public hearing be opened to give an opportunity to public
to comment on the item.
Chairperson Barrows declared the PUBLIC HEARNG OPEN at 8:00 p.m.
Public Speaker: Ms. Emily Hempmill, Council for Monterra Properties, LLC, Palm
Desert, CA - introduced herself, gave a brief overview of the project, noted that
the applicant has been in negotiations with the adjacent PGA West development
to allow residents from Monterra to purchase golf memberships from PGA West.
She stated the applicant has also discussed with the PGA West Master
Association and the Fairways Homeowners Association moving the access from
Monroe Street to Brown Deer Park Road to make the new residents feel part of
the existing community. She noted that after the proposed map was distributed,
residents' comments expressed a concern regarding the omission of any access
along Monroe Street, and thus, the applicant revised map to address these
concerns by still relocating the main entry access to Brown Deer Park Road, but
leaving an exit -only access along Monroe Street which will also serve as the
construction gate during the build -out of the project.
PLANNING COMMISSION MINUTES 4 JUNE 10, 2014
Public Speaker: Jonathan Shapiro, PGA West Resident, La Quinta, CA -
introduced himself, said the developer and the associations had been in
communications with the existing residents and he was supportive of the project if
it included the exit access point on Monroe Street as it would alleviate some of
the traffic that would no longer have to go through Turnberry Street.
Public Speaker: Mr. Jerry McDonald, Representative of the Board of Directors and
Manager of the Fairways Association, La Quinta, CA - introduced himself, said
the applicant had been in constant communication with the Association during the
process of revising the map. He said both the Association and the residents were
supportive of the project with the exit -only access along Monroe Street.
Motion - A motion was made and seconded by Commissioners Blum/Wright to
continue Environmental Assessment 2014-636 and Amended Final Map 32742 to
the next regularly scheduled Planning Commission meeting of June 24, 2014.
Motion passed unanimously.
3. Site Development Permit 2014-940 submitted by GHA Companies for the
consideration of architectural and landscaping plans for Tract 31087, a 5.0 -acre
tract consisting of 19 single-family residential lots approved in 2004. Project:
Darby Estates. CEQA: previously reviewed under Environmental Assessment
2003-480 prepared for Tentative Tract Map 31087, and approved on August 17,
2004; no changed circumstances or conditions are proposed which would trigger
the preparation of subsequent environmental analysis pursuant to Public Resources
Code Section 21166. Location: Darby Road; east of Palm Royale Drive.
Associate Planner Jay Wuu presented the staff report, a copy of which is on file in
the Community Development Department.
Chairperson Barrows declared the PUBLIC HEARNG OPEN at 8:21 p.m.
Public Speaker: Mr. Mario Gonzales, Project Manager with GHA Companies,
Cathedral City, CA - introduced himself, gave an overview of the project, and
answered the Commission's questions.
Chairperson Barrows declared the PUBLIC HEARING CLOSED at 8:28 p.m.
Motion - A motion was made and seconded by Commissioners Wright/Wilkinson
to adopt Resolution 2014-013 approving Site Development Permit 2014-940 as
submitted with staff's recommendations and amending Condition of Approval No.
53 to read as follow:
PLANNING COMMISSION MINUTES 5 JUNE 10, 2014
"A pedestrian pathway or wider driveway shall
provides direct access from the street to the
These pathways or wider driveways shall be
Community Development Department as part
process.-
Motion
rocess."
Motion passed unanimously.
BUSINESS SESSION
be offered to homeowners that
front door areas of the homes.
reviewed and approved by the
of the Final Landscaping Plan
1 . Consideration of the Architectural and Landscaping Review Board's request of the
Planning Commission to direct staff to amend the La Quinta Municipal Code to
require additional pedestrian access be provided from the street to the entrance of
individual residential units.
Planning Manager Sawyer presented the staff report, a copy of which is on file in
the Community Development Department.
Public Speaker: Ms. Tina Burtel, La Quinta Cove Resident - introduced herself and
spoke against having a direct pedestrian pathway from the street to the entrance
of the residence as a mandatory requirement.
General discussion followed regarding the pros and cons if such a requirement
was made mandatory through the La Quinta Municipal Code including aesthetics,
drainage impacts, additional hardscape, etc.
Staff will research the issue and will report back its findings and recommendations
to the Commission in August of 2014.
CORRESPONDENCE AND WRITTEN MATERIAL - None
COMMISSIONER ITEMS
1 . Discussion of the Commission's Summer Schedule.
The Commission will be go dark the first meeting in August, 2014.
2. Report on City Council meetings of May 20 and June 3, 2014.
DIRECTOR'S ITEMS - None
PLANNING COMMISSION MINUTES 6 JUNE 10, 2014
ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners
Blum/Wright to adjourn this meeting at 9:11 p.m. Motion passed unanimously.
Respectfully ubmitted,
MONIKA RADEVA, Executive Assistant
City of La Quinta, California
PLANNING COMMISSION MINUTES 7 JUNE 10, 2014