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2022 05 24 PC MinutesPLANNING COMMISSION MINUTES TUESDAY, MAY 24, 2022 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 5:00 p.m. by Vice Chair Currie. 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, Hassett, McCune, Proctor, Tyerman, and Vice Chairperson Currie ABSENT: Chairperson Nieto STAFF PRESENT: Design and 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: None PLEDGE OF ALLEGIANCE Commissioner Hassett 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: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION - None. PLANNING COMMISSION MINUTES Page 1 of 8 MAY 24, 2022 CONSENT CALENDAR 1. APPROVE MEETING MINUTES OF MARCH 8, 2022 MOTION - A motion was made and seconded by Commissioners Hassett/Proctor to approve the Consent Calendar as presented. Motion passed: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. BUSINESS SESSION - None. PUBLIC HEARINGS 1. ADOPT RESOLUTION TO APPROVE SITE DEVELOPMENT PERMIT 2021-0009 FOR A NEW 31347 SQUARE FOOT BARN STRUCTURE AT AN EXISTING HOME; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT PURSUANT TO SECTION 15303(e) NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: 80775 VISTA BONITA TRAIL DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT: Commissioner McCune stated for the record that he met with the applicant to discuss the project, and noted he may have a potential conflict of interest stemming from a possible future business relationship related to this project. COMMISSIONER MCCUNE RECUSED HIMSELF AND LEFT THE DAIS AT 5: 05 P.M. Senior Planner Flores presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding municipal code regulations on manure redistribution for properties within the equestrian overlay areas. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING OPEN AT 5:13 P.M. PUBLIC SPEAKER IN -PERSON: Lisa Hughes, applicant and owner, introduced herself and answered questions regarding specific uses and aspects of the barn facilities. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 5:18 P.M. PLANNING COMMISSION MINUTES Page 2 of 8 MAY 24, 2022 MOTION - A motion was made and seconded by Commissioners Proctor/Hassett to adopt Planning Commission Resolution 2022-012 to approve Site Development Permit 2021-0009, subject to the Findings and Conditions of Approval, and find the project exempt from California Environmental Quality Act (CEQA). A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR A NEW 3,347 SQUARE FOOT BARN STRUCTURE AT AN EXISTING HOME AND FINDING THE PROJECT EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT Motion passed: ayes - 5, noes - 0, absent - 2 (McCune and Nieto), abstain - 0. COMMISSIONER MCCUNE RETURNED TO THE DAIS AT 5: 20 P.M. 2. ADOPT RESOLUTIONS TO APPROVE AN ADDENDUM TO EA2006- 577 AND FIND THE PROJECT CONSISTENT WITH THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2006-577) AND TO APPROVE TENTATIVE TRACT MAP 2021- 0001 (TTM 38083) FOR 37 RESIDENTIAL LOTS ON 24.46 ACRES WITHIN THE GRIFFIN RANCH SPECIFIC PLAN AREA; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2006-577) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: SOUTH SIDE OF AVENUE 54 BETWEEN MADISON STREET AND MONROE STREET DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT - None. Associate Planner Fernandez presented the staff report which is on file in the Design and Development Department. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING OPEN AT 5:29 P.M. PUBLIC SPEAKER VIA TELECONFERENCE: Rob Bernheimer, Counsel for the project, introduced himself and provided a brief presentation which included information regarding the reason for previous continuation of the public hearing; public outreach efforts and information sessions by applicant to existing residents surrounding the project; the history of the original Specific Plan in relation to the proposed project including purpose for the addendum; details regarding the reduction in lot size, elimination of two-story models, and consistency with surrounding community; the current Covenants, Conditions, and Restrictions (CC&Rs) and the applicant's rights to modify the Specific Plan; construction timelines and impact to existing community in PLANNING COMMISSION MINUTES Page 3 of 8 MAY 24, 2022 relation to the use of a production home builder versus custom home builder; and projected increase to revenue to the Homeowner's Association (HOA) by increasing the quantity of homes within the community. PUBLIC SPEAKER IN -PERSON: Applicant Alex Zikakis, President and Founder of Capstone Advisors, introduced himself provided a brief overview of the company, history of the company's projects within the Coachella Valley, and Capstone's interest in this project; the intent of the proposed amendment and the current plan's exemption from the architectural design guidelines of the surrounding community; the perimeter wall and the separation of this project from the closest neighboring community; community outreach efforts and HOA discussions and agreements including high priority points of interest such as removal of the two-story model plans and restricting construction traffic during production; benefits of utilizing production builders versus custom home builders including construction timelines and phasing; and project's majority support from existing homeowners. Applicant representatives answered Commission questions regarding land/property ownership and declarant rights; pad elevations, lot and home size configurations, and consistency with the surrounding communities; current resident and HOA requests made regarding lot sizes, wall and landscaping height, first rights of refusal, and increased setbacks, and the applicant's willingness to accommodate each; noise and/or other concerns regarding the Griffin Estate property events; any requirements for minimum quantity of lots a builder may purchase and status of any remaining phases or undeveloped lots not included in proposed amendment. PUBLIC SPEAKER IN -PERSON: Applicant Mark Hayden, Vice President of Development for Capstone Advisors, answered Commission questions regarding electrical, water, and sewer access to current lots; additional planning and Imperial Irrigation District submittals for proposed lots; and the current disposition and ability to manage current retention basin with the proposed unit count additions. PUBLIC SPEAKER IN -PERSON: Louis Knappenberger, La Quinta - Chairman Access Control Committee for Griffin Ranch - expressed appreciation for developer willingness to work with the existing residents; approved of proposed construction and production timelines and removal of the two-story unit model; requested expedited approval of the application for the proposed temporary construction entrance; and reported general majority approval by surrounding homeowners. PUBLIC SPEAKER IN -PERSON: Louis Zakin, La Quinta - opposed the project due to reduction in lot size, increase in residential unit density and traffic, and PLANNING COMMISSION MINUTES Page 4 of 8 MAY 24, 2022 over -crowding of community facilities; and stated the proposed addendum is driven by profit and not in the best interest of existing community. PUBLIC SPEAKER IN -PERSON: Allen Katz, La Quinta - in support of the project due to positive impact and benefits to the community of developing unimproved lots. PUBLIC SPEAKER IN -PERSON: Louis Knappenberger, La Quinta - provided response to comments made in opposition of the project including traffic increase calculations and clubhouse use. PUBLIC SPEAKER IN -PERSON: Mark Perfetti, La Quinta - opposed the project due to current overcrowding of common areas including the clubhouse and outdoor courts with the existing resident population. Applicant responded to comments regarding clubhouse and community area overcrowding. PUBLIC SPEAKER VIA TELECONFERENCE: Mike Rowe, La Quinta - opposed the project and spoke on behalf of existing residents due to general distrust of the Applicant; lack of written agreements for accommodations being made by the Applicant including removal of two-story units and use of a temporary construction entrance/exit; lack of accommodations for additional requests including density limitations and applicability of the current community CC&Rs; and was unaware of Lennar Homes seceding their authority and agreements to Capstone Advisors. PUBLIC SPEAKER VIA TELECONFERENCE: Josh Dimmen, La Quinta - opposed the project due to increased water use; reduced wall height between proposed project and existing Griffin Ranch residents; and project phasing and timeline. Applicant and Staff answered Commission questions regarding the status and applicability of current CC&Rs to the proposed units; short-term vacation rental permitting; written agreements requested by existing residents; wall height and proposed grading plans; status of the existing greenbelt/retention basin and buildability; and status of encroachment permit application for proposed temporary construction entrance. PUBLIC SPEAKER VIA TELECONFERENCE: Mike Rowe, La Quinta - spoke again regarding CC&Rs and applicability; and current community facilities and clubhouse. PLANNING COMMISSION MINUTES Page 5 of 8 MAY 24, 2022 PUBLIC SPEAKER IN -PERSON: Allen Katz, La Quinta - spoke again regarding the provisions and applicability of the community CC&Rs and current Specific Plan. City Attorney Ihrke provided clarification regarding CC&Rs and applicability. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 6:35 P.M. Commission discussion followed regarding applicability of the existing community CC&Rs; scope of Planning Commission purview and decision making responsibility; density increase of proposed amendment; public and community outreach efforts by Capstone and accommodations of HOA requests; removal of the two-story model and consistency with the surrounding community; benefits to the community of developing unimproved lots; phasing and timeline improvements from using production builder versus custom home builders. MOTION - A motion was made and seconded by Vice Chairperson Currie/ Commissioner Hassett to adopt Planning Commission Resolution 2022-013, approving an addendum to EA2006-57 (Environmental Assessment 2021- 0002), and find the project consistent with the previously adopted Mitigated Negative Declaration (EA2006-577). A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, TO APPROVE THE ADDENDUM TO EA2006-577 AND FIND THE PROJECT CONSISTENT WITH THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION Motion passed: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. MOTION - A motion was made and seconded by Commissioner Proctor/Caldwell to adopt Planning Commissioner Resolution 2022-014 approving Tentative Tract Map 2021-0001 (TTM 38083) for 37 residential lots on 24.46 acres within the Griffin Ranch Specific Plan area. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, TO APPROVE TENTATIVE TRACT MAP 2021-0001 (TTM 38083) FOR 37 RESIDENTIAL LOTS ON 24.46 ACRES WITHIN THE GRIFFIN RANCH SPECIFIC PLAN AREA Motion passed: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. PLANNING COMMISSION MINUTES Page 6 of 8 MAY 24, 2022 3. ADOPT RESOLUTION TO RECOMMEND CITY COUNCIL APPROVE A STREET NAME CHANGE FOR SILVERROCK WAY AND AHMANSON LANE; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS EXEMPT FROM CEQA UNDER THE PROVISIONS OF SECTION 15061(b)(3) COMMON SENSE RULE; LOCATION: SILVERROCK WAY AND AHMANSON LANE DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT - None. Senior Planner Flores presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding the construction status of the Talus (formerly SilverRock) development project; municipal code jurisdiction on changing public street names versus private street names; purpose of the request and reasons for changing Ahmanson Lane to Painted Peak Lane given the historical significance; and the Commission's ability to alter the recommendation to City Council from what was presented by staff. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING OPEN AT 6:58 P.M. PUBLIC SPEAKER VIA TELECONFERENCE: Alena Callimanis, La Quinta - opposed the street name change due to historical significance and relevance to the community. VICE CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 7:00 P.M. Discussion followed regarding amending the recommendation to Council. MOTION - A motion was made and seconded by Commissioner McCune/Vice Chairperson Currie to adopt Planning Commission Resolution 2022-015, recommending that City Council approve a street name change (Street Name Change 2022-0002) for SilverRock Way to Talus Way but not to change Ahmanson Lane to Painted Peak Lane, subject to the Conditions of Approval, and find the project exempt from CEQA. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE A STREET NAME CHANGE FOR SILVERROCK WAY TO TALUS WAY BUT NOT AHMANSON LANE TO PAINTED PEAK LANE Motion passed: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. PLANNING COMMISSION MINUTES Page 7 of 8 MAY 24, 2022 STAFF ITEMS Staff reminded the Commission and public that the Coral Mountain Resort project will be considered by the City Council at their regular meeting of June 7, 2022. COMMISSIONER ITEMS - None. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Proctor/Hassett to adjourn at 7:04 p.m. Motion passed: ayes - 6, noes - 0, absent - 1 (Nieto), abstain - 0. Respectfully submitted, (1�4- - - TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 8 of 8 MAY 24, 2022