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2018 05 08 PC MinutesPLANNING COMMISSION MINUTES TUESDAY MAY 8 2018 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson Quill. PRESENT: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. ABSENT: None STAFF PRESENT: Assistant City Attorney Morgan Gallagher, Planning Manager Gabriel Perez, City Engineer Bryan McKinney, Senior Planner Cheri L. Flores, Commission Secretary Wanda Wise -Latta and Administrative Assistant Mirta Lerma PLEDGE OF ALLEGIANCE Commissioner Bettencourt led the pledge of allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - None CONFIRMATION OF AGENDA - Confirmed ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS - None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF APRIL 24, 2018 MOTION - A motion was made and seconded by Commissioners Wright/Proctor to approve the Consent Calendar as submitted. Motion passed unanimously. BUSINESS SESSION - None STUDY SESSION - None PLANNING COMMISSION MINUTES 1 MAY 8, 2018 PUBLIC HEARINGS 1. AMENDMENT TO SPECIFIC PLAN 2017-0002, TENTATIVE PARCEL MAP 2017- 0003E SITE DEVELOPMENT PERMIT 2017-0009, AND ENVIRONMENTAL ASSESSMENT 2017-0006 APPLICANT. LUNDIN DEVELOPMENT COMPANY PROJECT. PAVILION PALMS PROJECT DESCRIPTION: PROPOSAL TO DEVELOP A 125,000 SQUARE -FOOT SHOPPING CENTER WITH THREE DRIVE -THROUGH BUILDINGS AND A 63,000 SQUARE -FOOT SUPERMARKET WITH ASSOCIATED FUEL CENTER, AND A MITIGATED NEGATIVE DECLARATION CEQA: ENVIRONMENTAL ASSESSMENT 2017-0006 WAS PREPARED FOR THIS PROJECT IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE MITIGATION MEASURES HAVE BEEN INCORPORATED INTO THE PROJECT. LOCATION: NORTHWEST CORNER OF AVENUE 50 AND JEFFERSON STREET Chairperson Quill explained the Public Hearing procedure. Senior Planner Cheri L. Flores presented the staff report, which is on file in the Design and Development Department and said handouts had been distributed to the Planning Commission prior to the meeting and included recommended revisions to the conditions of approval. Planning Commission discussed the landscape plan, existence of fueling station in the original specific plan, project's General Plan consistency, mitigation measures related to the site development permit, applicant's stewardship of properties located outside of the city, commercial vacancy rate in the city, resulting traffic impacts on the surrounding area and phases of construction of the proposed development. Chairperson Quill declared the PUBLIC HEARING OPEN at 6:32 p.m. PUBLIC SPEAKER: Mr. Greg Bever, Rancho Mirage - stated he represented the applicant and said they were agreeable to the conditions of approval. He said the applicant understood the concerns regarding stewardship of the shopping center and were agreeable to adding stewardship criteria to the CC&Rs with the City named as a third party beneficiary. He introduced Mr. Herb Lundin; Dave Roseman, traffic consultant; Kimberly Helene, security consultant; and Joe Taylor, landscape consultant. Mr. Bever addressed the concern regarding undeveloped pads and stated that they would be treated for dust control and a decorative ground cover would be applied. He said that the size of the shopping center is consistent with neighborhood shopping centers in the valley and felt it would meet the needs of the community. He PLANNING COMMISSION MINUTES 2 MAY 8, 2018 indicated that the out parcels would be developed as market demanded. He explained the request for a change in the setback and clarified that the total number of drive throughs would be four which included the pharmacy in the Pavilions store. Commission discussion continued regarding the relationship between the Pavilions store and the fuel station and convenience store. Staff stated that in the conditions of approval if the fuel station and convenience store were constructed and not related to the Pavilions store, the fueling station and convenience store would be required to obtain a conditional use permit to operate. The following PUBLIC SPEAKERS submitted Public Speaker Forms opposed to the Pavilion Palms commercial project and requested to donate their allotted speaker time to Ms. Leila Namvar: • Mr. Richard Garibaldi, La Quinta Ms. Joanne Garibaldi, La Quinta PUBLIC SPEAKER: Ms. Leila Namvar, La Quinta - thanked Senior Planner Cheri Flores for her assistance. She spoke in opposition to the Pavilion Palms commercial project and said it was inconsistent with the La Quinta General Plan. PUBLIC SPEAKER: Mr. Steve Cenicola, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to the addition of 25,000 square feet to the original plan; developer's ability to fill the proposed commercial space; architecture of the project and height of parking lot lights. He shared a PowerPoint about the current conditions of developer's projects in the cities of Coachella and Indio. PUBLIC SPEAKER: Ms. Sharon Cantarini, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Steve Cenicola. PUBLIC SPEAKER: Mr. Steve Cenicola, La Quinta - continued speaking regarding his opposition to the Pavilion Palms commercial center due to fueling station. Chairman Quill asked that the audience refrain from applauding or commenting. PUBLIC SPEAKER: Mr. Gerald Cantarini, La Quinta - stated that he was the president of the Renaissance HOA and spoke in opposition to the Pavilion Palms commercial project due to the proposed fuel station and mini mart. PUBLIC SPEAKER: Mr. Dick Colliver, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to traffic, noise, proposed design elements, and lighting. PLANNING COMMISSION MINUTES 3 MAY 8, 2018 PUBLIC SPEAKER: Ms. Robin Colliver, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Dick Colliver. PUBLIC SPEAKER: Mr. Ray Rooker, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate his allotted speaker time to Mr. Dick Colliver. PUBLIC SPEAKER: Mr. Dick Colliver, La Quinta - continued to share his opposition to the Pavilion Palms commercial project. PUBLIC SPEAKER: Mr. Ken Hulbert, La Quinta - stated that he was the president of the Palmilla HOA and spoke in opposition to the Pavilion Palms commercial project and expressed concerns regarding the gas station and architecture. PUBLIC SPEAKER: Mr. William C. Jones, La Quinta - stated that he was the president of the Citrus HOA and spoke in opposition to the Pavilion Palms commercial project due to the height of parking lot lights, hours of operation of the mini mart and gas station, traffic flow, number of drive throughs, and appearance of proposed project. PUBLIC SPEAKER: Ms. Sharrell Blakeley, La Quinta - stated that she was a former Community Services Commissioner and spoke in opposition to the Pavilion Palms commercial project and expressed concerns regarding festival traffic and its impact on the traffic flow surrounding the proposed project. PUBLIC SPEAKER: Ms. Sandra Moore, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project and requested to donate her allotted speaker time to Mr. Tim Moore. PUBLIC SPEAKER: Mr. Tim Moore, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to its inconsistency with the City's mission statement and core values, the proximity of gas stations located along the Highway 111 commercial corridor, asked Commission to give consideration to alternative charging and hydrogen fueling stations, and asked if a percentage of the project had to be leased before the project could begin construction. PUBLIC SPEAKER: Craig Tennis, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to possible negative impact on surrounding residential property values. PUBLIC SPEAKER: Mr. Henry Carden, La Quinta - submitted Public Speaker Form opposed to the Pavilion Palms commercial project but was not present to speak. PLANNING COMMISSION MINUTES 4 MAY 8, 2018 PUBLIC SPEAKER: Mr. Joel Banner, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to the fuel station, convenience store, and impact on property values. PUBLIC SPEAKER: Mr. Miles Hill, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to the fuel station and traffic, but felt a shopping center located on the west side of Jefferson Street would be convenient for his mother. PUBLIC SPEAKER: Ms. Jeanne Hill, La Quinta - submitted Public Speaker Form in support of the Pavilion Palms commercial project but did not speak. PUBLIC SPEAKER: Mr. Bob McCann, La Quinta - spoke in opposition to the Pavilion Palms commercial project due to noise, traffic and impact on surrounding residential property values. Mr. Greg Bever addressed concerns regarding light standards, noise, line of site between adjacent homes and the shopping center, fueling station, size of the development, and architecture. Commission discussed the fuel station, the viability of the center without the fuel center to which Mr. Bever responded that the fuel center and convenience store a requirement by the anchor tenant; vacant commercial sites throughout the city and the challenge of filling additional commercial sites, consideration of public art within the development, architecture, landscape plans for perimeter and interior of the proposed project, and the possibility of downsizing the convenience store. Commissioner Bettencourt said that at the request of the applicant, he met with Mr. Bever at City Hall to hear a presentation regarding the proposed project. Commission discussion continued regarding mitigation measures that were included in the staff report and parking lot lights. Commissioner Caldwell stated that she also met with Mr. Bever at City Hall. For the record, Commissioners Currie, McCune, Proctor and Chairperson Quill met with Mr. Bever at City Hall to hear a presentation regarding the proposed project. Commission discussion continued regarding fast food and drive through establishments, adding electric automobile charging stations, conditioning the project to include desert landscaping of vacant pads and possible fencing around those pads, adding conditions of approval that future site development permits and sign program permits for the project be reviewed by the Planning Commission, that there be a review of height of the light standards, adding a condition of approval regarding stewardship of the shopping center to address maintenance issues and adding a PLANNING COMMISSION MINUTES 5 MAY 8, 2018 condition that the applicant's landscape architect create maintenance guidelines to be adhered to. Chairperson Quill declared the PUBLIC HEARING OPEN at 8:21 p.m. Commission discussion continued about the photometric plan and traffic impacts. City Engineer Bryan McKinney addressed the Commission's and the City's traffic engineer's concerns regarding the traffic study prepared by the applicant and stated that the applicant agreed to bond for a second left turn lane along Avenue 50. Chairperson Quill declared the PUBLIC HEARING RE -OPENED at 8:21 p.m. PUBLIC SPEAKER: David Roseman, Albert Grovers and Associates, Fullerton, CA - stated that he is a traffic consultant for developer and presented the information in the Traffic Study and shared a visual traffic simulation video. Chairperson Quill declared the PUBLIC HEARING CLOSED at 8:46 p.m. Commission discussion continued regarding traffic flow and City Engineer McKinney stated he would like to see a more comprehensive traffic study that studies the surrounding intersections per the City's engineering bulletin. MOTION - A motion was made and seconded by Commissioners Wright/Currie to adopt Planning Commission Resolution No. 2018-006 recommending that the City Council approve Specific Plan 2017-0002, Amendment No. 2 to Specific Plan 1998-034; Site Development Permit 2017-0009; Tentative Parcel Map 2017-0009 (TPM 37370) and certify Environmental Assessment 2017-0006 as submitted with staffs recommendations and amending the following conditions: Tentative Parcel Map Conditions of Approval Revise Condition No. 22-A-2e to read: "22-A-2e. Six-foot wide sidewalk —The applicant shall revise the site plan and landscape plan to include a non-contiguous six-foot wide sidewalk along Avenue 50 and Jefferson Street at a minimum distance of four feet from the street curb. The site plan and landscape plan shall be reviewed and approved by the City Engineer and Planning Manager prior to construction. Site Development Permit Conditions of Approval Revise Condition No. 24-A-2e to read: "24-A-2e. Six-foot wide sidewalk —The applicant shall revise the site plan and landscape plan to include a non-contiguous six-foot wide sidewalk along Avenue 50 and Jefferson Street at a minimum distance of four feet from PLANNING COMMISSION MINUTES 6 MAY 8, 2018 the street curb. The site plan and landscape plan shall be reviewed and approved by the City Engineer and Planning Manager prior to construction. Revise Condition No. 115 to read: Applicant/Developer shall add metal louvres as a decorative element to the fuel center canopy consistent with the architecture of the convenience store building. The metal louvres shall be reviewed and approved during building plan check. Add the following conditions of approval: 1. Convenience market shall be reduced to a 600 square -foot kiosk and shall not include the sale of alcoholic beverages. 2. Public art shall be included on the project site through the City's Art in Public Places program. 3. Building pads not previously approved shall be reviewed and approved by the Planning Commission. 4. The project sign program shall be reviewed and approved by the Planning Commission. 5. Pull for future discussion the approval of the parking lot light height and request that the applicant prepare a new site photometric plan that analyzes the parking lot light standard height for future discussion by the Planning Commission. 6. Add electric charging stations to the shopping center parking lot with the number of stations to be recommended by staff. 7. Landscape architect to create a maintenance standard for the property site. 8. Applicant shall landscape vacant pads and the final landscape plan shall be reviewed and approved by the Planning Commission. 9. The City shall be listed as a third party beneficiary in the Conditions, Covenants, and Restrictions (CC&Rs) and the City Attorney's office shall review and approve the CC&Rs prior to recordation against the property and that the CC&Rs cannot be amended without prior approval of the City. PLANNING COMMISSION MINUTES 7 MAY 8, 2018 10.The Applicant shall execute and record a maintenance agreement for the property with the HOA and the City shall be listed as a third party beneficiary. AYES: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright and Chairperson Quill. NOES: None. ABSENT: None. ABSTAIN: None. Motion passed unanimously. REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS' ITEMS Commissioner McCune presented an update from the May 7, 2018 SilverRock Event Site Ad Hoc Committee meeting. STAFF ITEMS Planning Manager Perez provided an update regarding the Urban Land Institute Technical Advisory Panel. The Planning Commission thanked Sheriff Deputy Klemme for his attendance. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Bette ncourt/Wright to adjourn this meeting at 9:12 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES 8 MAY 8, 2018