2022 03 22 PC Minutes
PLANNING COMMISSION MINUTES Page 1 of 8 MARCH 22, 2022
PLANNING COMMISSION
MINUTES
TUESDAY, MARCH 22, 2022
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at 5:01
p.m. by Chairperson Nieto.
This meeting provided teleconferencing accessibility pursuant to Executive Orders
N-60-20 and N-08-21 executed by the Governor of California, and subsequently
Assembly Bill 361 (AB 361, 2021), enacted in response to the state of emergency
relating to novel coronavirus disease 2019 (COVID-19) and enabling
teleconferencing accommodations by suspending or waiving specified provisions in
the Ralph M. Brown Act (Government Code § 54950 et seq.).
PRESENT: Commissioners Caldwell, Currie, Hassett, McCune, Proctor,
Tyerman, and Chairperson Nieto
ABSENT: None
STAFF PRESENT: Design & Development Director Danny Castro, Public Works
Director/City Engineer Bryan McKinney, Planning Manager Cheri
L. Flores, Senior Planner Carlos Flores, Commission Secretary
Tania Flores, City Attorney Bill Ihrke
CONSULTANTS: Planning Consultant Nicole Criste with Terra Nova Planning &
Research, Inc.
PLEDGE OF ALLEGIANCE
Vice Chairperson Currie led the audience in the Pledge of Allegiance.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None.
CONFIRMATION OF AGENDA
MOTION – A motion was made and seconded by Commissioners Proctor/Hassett to
confirm the Agenda as presented. Motion passed unanimously.
ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION – None.
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CONSENT CALENDAR
1. APPROVE MEETING MINUTES OF JANUARY 11, 2022
MOTION – A motion was made and seconded by Commissioners Proctor/Hassett to
approve the Consent Calendar, as presented. Motion passed unanimously.
BUSINESS SESSION – None.
STUDY SESSION – None.
PUBLIC HEARINGS
1. ADOPT RESOLUTIONS TO RECOMMEND THAT THE CITY COUNCIL
CERTIFY ENVIRONMENTAL ASSESSMENT 2019-0010, AND APPROVE
SPECIFIC PLAN 2019-0003 (AMENDMENT V TO ANDALUSIA SPECIFIC
PLAN), GENERAL PLAN AMENDMENT 2019-0002, ZONE CHANGE 2019-
0004, SPECIFIC PLAN 2020-0002, TENTATIVE TRACT MAP 2019-0005,
DEVELOPMENT AGREEMENT 2021-0002 AND SITE DEVELOPMENT
PERMIT 2021-0001; CEQA: CORAL MOUNTAIN RESORT
ENVIRONMENTAL IMPACT REPORT (EIR) (SCH #2021020310);
LOCATION: SOUTH OF AVENUE 58, NORTH OF AVENUE 60 AND EAST
AND WEST OF MADISON STREET
DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT – Commissioner
Tyerman declared that starting approximately two and a half years ago, prior to
being appointed to the Planning Commission, he facilitated public information
outreach between the Trilogy community, in which he resides, and the developer
(Meriwether Corporation) and that he had toured the property.
Consulting Planner Criste presented the staff report which is on file in the Design
and Development Department.
Staff answered questions and provided additional information regarding the
separation of the Site Development Permits for the wave basin and the tourist
commercial development; inclusion of the special events allowance within the
Specific Plan and consideration in EIR, procedures for approval of special events,
and available parking accommodations; historical archeological resource site
management and preservation measures; timeline and phasing for the bighorn
sheep barriers and perimeter walls, including clarification of definition of first
occupancy; definition and specific examples of the term “overriding
considerations”; short-term vacation rental (STVR) permit availability; light and
photo metrics and the impacts of particulate reflection inside and outside the
project site; project water use, Coachella Valley Water District (CVWD) review and
PLANNING COMMISSION MINUTES Page 3 of 8 MARCH 22, 2022
approval process, the ability of the City to challenge the approval, future water
consumption planning and allocations from the Colorado River and State water
projects, and use of Colorado River runoff; Specific Plan request for reduction of
setback standards and fire and safety compliance; ability to add conditions of
approval requiring developer remedy project site in the event of project failure;
multi-use trails and equestrian overlay; technical expertise and qualifications of
Staff involved in the analysis and review leading to the recommendation for
approval; utility infrastructure and undergrounding of electrical lines; wave,
retention, storm water and runoff drainage basins and water feature locations on
the Specific Plan; allowed uses, including public access and staging areas, for back
of the house area identified in the Specific Plan; ownership and maintenance
responsibility of the median, and setback of perimeter walls along Madison Street;
traffic signal locations; project size comparison with other residential communities;
studies related to off gassing of construction material; Coral Mountain Park and
Desert Recreation District (DRD) trail location and public access; and any special
considerations given to communities in close proximity to the project that will be
most impacted by the development.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 6:34 P.M.
PUBLIC SPEAKER IN-PERSON: Applicant John Gamlin, President of CM Wave
Development, LLC, introduced himself and other key members of the design and
consulting team for the project and gave a presentation providing the history of
the project and site photos; overview of economic sustainability; land and site plan,
key amenities of the project, cultural and natural resource protection; collaboration
with DRD to provide an open space area, trail access and public accessibility of the
project; water, energy and solar utilization and sustainability; architecture and
design of commercial and residential products; technology and science used for
the wave basin; Final EIR and potential environmental impacts; and market
relevancy, market differentiation, and economic benefits to the community.
Applicant answered questions from the Commission and provided additional
information regarding business plan, revenue streams for the project, financial
risks, and contingency plan in place to mitigate the possibility of project failure;
schedule of performance and project phases; clarifications of perimeter wall and
bighorn sheep barrier timeline; vehicle driveways and pedestrian pathway
materials; details regarding the wave basin including materials and design
specifics, mechanics and technology, and safety and maintenance including
swimming access, water chemistry, and filtration; comparison of water use
estimates of the wave basin versus previously approved residential and golf course
project and other approved wave basins in nearby cities; details on noise and
lighting plans including hours of operation, advanced lighting technology, light pole
heights, light spillage and glare, wave basin loudspeaker announcements; STVR
permit allowance, management, and economic impacts; property management
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including perimeter, gated entrances, and onsite security; and public access to on-
site health and wellness amenities including trails, boardwalks, trails, sports,
restaurants, and shopping.
CHAIR NIETO CALLED FOR A BRIEF RECESS AT 8:15 P.M.
CHAIR NIETO RECONVENED THE PLANNING COMMISSION MEETING WITH
ALL MEMBERS PRESENT AT 8:39 P.M.
The PUBLIC SPEAKERS listed below in the order in which they spoke, provided
comments, in-person and via teleconference (Zoom), as follows:
• La Quinta Residents for Responsible Development – opposed to the project,
citing concerns regarding water, light, traffic, noise, short term rental
impacts, financial impacts:
o Laura Dolata and Lori Kilburn, La Quinta (in-person) – General Plan
inconsistency, STVRs, operation hours, noise pollution, water usage
o Lisa Castro, La Quinta (in-person) – light and noise pollution, increased
dust and sand
o Carolyn Winnor, La Quinta (in-person) – STVRs, water usage,
increased traffic
o Monica Harrington, La Quinta (in-person) – risk of technology
obsolescence, high technology startup failure rates
o Rick Roth (aka Dr. Frederick Hayes-Roth), La Quinta (in-person) – risk
of project failure, water usage, lack of drought planning
o Philip Novak, La Quinta (in-person) – increased carbon dioxide and
greenhouse gas emissions
o Laura DuMaurier, La Quinta (in-person) – obstruction of mountain
view, light pollution
o Karen Tamcala, La Quinta (in-person) – EIR analysis inconsistency,
water usage
o Alena Callimanis, La Quinta (in-person) – health and safety concerns,
water maintenance, noise pollution
o Donna Williams, La Quinta (in-person) – noise pollution, proximity to
residential communities
o Derek Wong, La Quinta (in-person) – water usage, future water
shortages, drought conditions, project failure rate
o Ramon Baez, La Quinta (in-person) – STVRs
o Vanessa Ramirez, La Quinta (Zoom) – EIR analysis inconsistencies
regarding geothermal cooling, climate change, and water use
calculations
o Anast Demitt, La Quinta (Zoom) – Conflict of interest for MSA
Consulting involvement in EIR, violations of engineer’s code of ethics,
water usage
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o Wendy Clark, La Quinta (Zoom) – water usage, increased traffic, light
pollution, STVRs, project failure rate, inconsistency with surrounding
communities
o Jay Famiglietti, Saskatchewan Canada (Zoom) – water usage, future
drought conditions
• Chris Hermann, La Quinta (in-person) – in support of the project – economic
and recreational benefits, water reduction compared to previously approved
project, use of advanced lighting, projected TOT revenues
• Joe Hammer, Indian Wells resident/La Quinta property owner (in-person) –
in support of the project – provides needed development on vacant land,
decreases area crime and dumping issues
• Tom McDaniel, La Quinta (in-person) – in support of the project – promotes
healthy living, appreciation for surf community, safe surf experiences,
comprehensive EIR, project energy efficiency
• Paula Turner, La Quinta (in-person) – in support of the project – community
benefits, project consistency with previously approved plans, added
requirements and protections from the previously approved plans
• Thomas Klein, La Quinta (in-person) – in support of the project – developer
reputation of project success, increase in lifestyle diversity
• Doug Weitman, La Quinta (in-person) – in support of the project – promotes
healthy lifestyle, year-round employment, water reduction when compared
to previously approved plans
• Bruce Krider, La Quinta (in-person) – opposed to the project – incompatible
zoning changes, noise and light pollution, increased traffic
• David Hilts, Palm Desert/La Quinta (in-person) – in support of the project –
opportunities to explore surf culture
• Robert Erickson, La Quinta (in-person) – opposed to the project – changes
to General Plan, lack of benefits to residents, water usage, increased traffic
• Elizabeth Ogren Erickson, La Quinta (in-person) – opposed to the project –
water usage
• Davis Meyer, Director of Partnership for the Visit Greater Palm Springs (in-
person) – in support of the project – prospective tourism and economic
growth, unique health and wellness experience, project’s integrative
sustainability
• Katie Barrows, La Quinta (in-person) – expressed appreciation for the
project’s efforts in sustainability; opposed to the project – water usage,
greenhouse gas emissions, climate change, future water availability
• Jack Mulroe, La Quinta (in-person) – in support of the project – project
aesthetics, economic and development benefits, year round activity
• Cactus to Cloud Organization – opposed to the project:
o Colin Barrows, La Quinta (in-person) – EIR analysis inconsistencies,
water usage, irresponsible development of land
o Sendy Hernandez Orellana Barrows, La Quinta (in-person) – EIR review
time, lack of low-income opportunities, water usage
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• Kathy Weiss, La Quinta (in-person) – opposed to the project – water usage,
special events, STVRs, light and noise pollution, increased traffic,
inconsistent with General Plan
• Kim Hammer, La Quinta (in-person) – in support of the project – increased
community diversity, prospective tourism, economic benefits, reduced water
use when compared to previously approved project
• Omar Cobian, Coachella Valley (Zoom) – spoke on behalf of the Uni
Carpenters – requested that the addition of a condition to require the
developer utilize local skilled labor and certified payroll
• Nancy French Hulme, Cathedral City (Zoom) – spoke on behalf of her parents
who are La Quinta residents – opposed to the project – water usage, light
pollution, STVRs, inconsistent with surrounding community, risk of project
failure
• Oswit Land Trust – opposed to the project:
o Jane Garrison, Executive Director of Oswit Land Trust (Zoom) –
inconsistent with surrounding communities, water usage, noise and
light pollution
o Paisley Ramstead, Palm Springs (Zoom) – EIR analysis inconsistencies,
negative impacts wildlife and cultural resources, lack of public access
• John Perry, La Quinta (Zoom) – in support of the project – history of
developer success, benefits of developing underdeveloped land, increase of
property values, consistency with the City’s vision, project design and
mitigation, appropriate EIR and CVWD analysis
• Bruce Bauer, Coachella Valley, Attorney with SBEMP Attorneys (SBEMP), the
law office representing LQRRD – spoke on behalf of LQRRD (Zoom) – opposed
to the project – EIR analysis inconsistencies, noise pollution, increased
traffic, decreased views, STVRs
• Armita Ariano, Staff Attorney for Coachella Valley Water Keeper (Zoom) –
opposed to the project – water usage, future water shortages, environmental
justice concerns
• Tom Kendrick, Rancho Mirage (Zoom) – in support of the project – safe and
controlled surf environment, community development and growth, health
and wellness
• Jessica Lenz, La Quinta (Zoom) – opposed to the project – negative impacts
to wildlife, noise and light pollution, lack of public awareness
The Planning Commission was informed that 34 WRITTEN PUBLIC COMMENTS in
OPPOSITION of the project and 14 WRITTEN PUBLIC COMMENTS in support of
the project, were received after the posting of the agenda, and would be made
available to the Commission and the public in the final record of the meeting, but
were not read aloud during the meeting.
PUBLIC SPEAKER IN-PERSON: James Vaughn, Esq., CEQA and land use counsel for
PLANNING COMMISSION MINUTES Page 7 of 8 MARCH 22, 2022
the project, provided a response to public comment including confirmation that the
Final EIR satisfied all requirements of CEQA and was appropriately published and
circulated according to CEQA guidelines; CEQA compliance and CVWD approval of
water usage and availability; transient occupancy tax generating resort and
residential communities requirement of a core amenity with economic driver with
less projected water usage than previously approved project including evaporation
rate calculations; project light and glare consistent with existing conditions from
surrounding communities, advanced technology limiting lighting spillage, line of
site diagrams and simulation indicating limited view of lighting fixtures due to
perimeter walls and landscaping; amenities generating noise located in the rear of
the project, noise level studies indicate levels below the City’s noise level
standards; intersection analysis that majority of the traffic signals planned would
be required with or without the project; special events will require Temporary Use
Permits which require compliance with mitigation measures and approval by City
staff; project site was annexed in the early 2000s and has not been reviewed for
land use since that time, the only change requested is the rear of the property to
tourist commercial to allow for revenue generating transient occupancy tax; STVR
strategies including compliance, disclosures, and onsite management and security;
showed map of designated conservation area for bighorn sheep, lack of suitable
habitat located on the project site, California Department of Fish and Wildlife
clarification of bighorn sheep sightings located on the Coral Mountain but not within
project site, cited biologist expert letter from the EIR; significant and unavoidable
impacts of greenhouse emissions project is attempting to mitigate through
purchase of carbon credits, previously approved project creates greater emissions
due to more traffic.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 12:01 A.M.
Commission and Staff discussion followed to include the current items for
consideration at this time and the order in which they should be considered;
continuance of the entire item to a date certain due to the volume of information
presented and the late hour; prospective conditions of approval; requests for
additional information regarding phasing and timeline of the project build-out,
lighting and line of sight visuals of the project, allowable STVR permits and effects
of limiting this allowance.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING RE-OPEN AT 12:15 A.M.
MOTION – A motion was made and seconded by Commissioners Currie/Proctor to
continue the Public Hearing regarding this item to a date certain of April 12, 2022,
with further consideration for development schedule within the proposed
development agreement, additional information regarding lighting and simulations,
and analysis of reduction of STVR permits and the economic impacts related to that
reduction. Motion passed unanimously.
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STAFF ITEMS
Director Castro provided a reminder for the Special Joint Meeting of the City
Council, Boards, Commissions, and Committees on Monday, March 28, 2022,
beginning at 5:00 P.M. City Attorney Ihrke confirmed for the record that the Public
Hearing Item No. 1 regarding the Coral Mountain Resort project was continued and
therefore public comment to the Planning Commission could still be submitted in
writing for Commission consideration.
REPORTS AND INFORMATIONAL ITEMS – None.
COMMISSIONERS’ ITEMS – None.
ADJOURNMENT
There being no further business, it was moved and seconded by Chairperson
Nieto/Commissioner Caldwell to adjourn the meeting at 12:19 A.M. Motion passed
unanimously.
Respectfully submitted,
TANIA FLORES, Commission Secretary
City of La Quinta, California