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2023 06 27 PC MinutesCALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, JUNE 27, 2023 A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Currie. PRESENT: Commissioners Guerrero, Hassett, McCune, Nieto, Tyerman, and Chairperson Currie ABSENT: Commissioner Caldwell STAFF PRESENT: Design & Development Director Danny Castro, Public Works Director/City Engineer Bryan McKinney, Planning Manager Cheri L. Flores, Associate Planner Siji Fernandez, Commission Secretary Tania Flores, and City Attorney Bill Ihrke. 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 Hassett/Tyerman to confirm the Agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION — None. CONSENT CALENDAR —None. STUDY SESSION — None. PUBLIC HEARINGS 1. CONTINUED FROM MARCH 28, 2023 — CONSIDER RESOLUTIONS RECOMMENDING CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 2022-0002, SPECIFIC PLAN 2022-0001, AND SITE DEVELOPMENT PERMIT 2022-0001 FOR A 252 -UNIT APARTMENT PROJECT, LA QUINTA VILLAGE APARTMENTS; CEQA: DESIGN AND DEVELOPMENT DEPARTMENTS PREPARED A MITIGATED NEGATIVE DECLARATION (EA2022-0001) PLANNING COMMISSION MINUTES Page 1 of 7 JUNE 27, 2023 CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 COMMISSIONER NIETO RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NO. 1, DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM A BUSINESS RELATIONSHIP, AS THE ALTUM GROUP, A CONSULTANT FOR THE PROPOSED PROJECT, IS HIS EMPLOYER; AND WAS EXCUSED FROM THE REMAINDER OF THE MEETING AS THIS WAS THE ONLY ITEM FOR COMMISSION CONSIDERATION ON THE AGENDA; COMMISSIONER NIETO LEFT THE MEETING AT 5:04 P.M. DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — Commissioner McCune said he met with the applicant, at a private residence, regarding an unrelated project in which he did not have any contractual or financial obligations to the applicant. Commissioner Tyerman reported that he attended a public community meeting regarding the project. Planning Manager Flores presented the staff report which is on file in the Design and Development Department. City Attorney Ihrke provided information regarding California Law and La Quinta Municipal Code procedures and processes for land use applications; cited information from City Council Resolution 2022-028 relating to rules and decorum for public meetings. Staff answered questions regarding the various traffic concerns including the analysis at Moon River Drive and current deficiency at that intersection, original traffic study compared to recent analysis, pedestrian and bicyclist activity analyses, line -of -sight at exit from development, traffic pattern changes and additional U-turn analysis, use of raised medians to prevent illegal turns into development, and special event traffic congestion; maximum structure height at image corridor, line -of -sight to 3 -story buildings for existing neighbors, and undergrounding of existing power lines and poles; original Environmental Assessment compared to currently proposed project, noise levels, standards, and mapping, re -allocation of low- and very -low income housing, and density bonus standards; roadway improvements including widening, sidewalks, and bicycle lanes; and school capacity and availability. PUBLIC SPEAKER: Applicant, Greg Irwin, Partner and Principal of Irwin Partners Architects, introduced himself, presented a video rendering of the proposed development, and provided a brief overview of the changes made from previous presentation, including the quantity and location of 3 -story buildings, a reduction in market -rate units and increase in moderate -income units, and removal of Zone Change request; increased parking and addition of parking regulations using permits and security monitoring, and valet and shuttle service for special events; updated desert style architectural features and color palettes and the addition of a "tot lot" playground area. He outlined off-site improvements, including upgrades to the Imperial Irrigation District (IID) Marshal Substation, Avenue 50 road widening and addition of sidewalk and bicycle lanes, and deceleration lanes and bus PLANNING COMMISSION MINUTES Page 2 of 7 JUNE 27, 2023 turnout and shelter relocation. Mr. Irwin answered Commission questions regarding perimeter fencing, onsite management and security, and elevator requirements; parking regulations and enforcement and garage counts, uses, Americans with Disability Act (ADA) accessibility, locations, setbacks, landscaping, and elevations; communications with IID regarding upgrades to the Marshal Substation and current capacity and shortages, undergrounding existing power lines and poles, and electric vehicle charging stations; tot lot playground equipment and retention basin location and landscaping; and affordable housing requirements and stated that the units were not intended for short- term vacation rentals. PUBLIC SPEAKER: Applicant's Traffic Engineer, George Ghossain, Principal Engineer at Integrated Engineering Group, provided information and answered Commission questions regarding current and proposed traffic patterns and the ability to modify signals based on needs; and traffic analysis including trip generation, anticipated U-turns, and ingress and egress from the development. Public Works Director/City Engineer McKinney confirmed the City's Traffic Engineering Consultant reviewed the traffic analysis prepared by the Applicant and agreed with the results and methodology used for reporting; answered questions regarding planned medians near the development entrances on Washington Street and Avenue 50; and highlighted other projects with similar traffic patterns. CHAIRPERSON CURRIE CALLED FOR A BRIEF RECESS AT 6:40 P.M. CHAIRPERSON CURRIE RECONVENED AT 6:59 P.M. WITH COMMISSIONERS TYERMAN PRESENT THE PLANNING COMMISSION MEETING GUERRERO, HASSETT, McCUNE, AND Commission Secretary Flores reported that 32 letters in opposition to the project were received after the publication of the agenda which were forwarded to the Planning Commission and would be included in the final agenda packet record of the meeting; two letters in opposition to the project were received after the deadline for public comment and would also be included in the final agenda packet record of the meeting; 13 written comments in opposition were submitted at the meeting, but had declined to speak, and would be included in the final record of the meeting. PUBLIC SPEAKER: Richard Gray, La Quinta — opposed the project due to safety concerns with pickleball court location; traffic safety impacts; lack of pedestrian doors on the garages, electric vehicle charging and solar panels, and elevators for 3 -story buildings; and rainwater surface drainage not diverting to the Whitewater wash. PUBLIC SPEAKER: Thomas Emison, La Quinta (received donated time from Kolby Emison) — opposed the project due to reduced setbacks and building height for garages located at the North side; and traffic patterns and vehicle safety. PLANNING COMMISSION MINUTES Page 3 of 7 JUNE 27, 2023 PUBLIC SPEAKER: Angie Lafferty, La Quinta — opposed the project due to traffic patterns and vehicle safety; increased light pollution; additional service and commercial vehicles creating increased carbon and pollution; local weather being too hot for public transit shelters with no tree cover; negative impact to views; the development's heat island effect; lack of water conservation and electrical grid impacts; and lack of elevators for 3 - story buildings. PUBLIC SPEAKER: Robert Lang, La Quinta — opposed the project due to density increase; affordable housing component creating risk of increased crime; the project's inconsistency with surrounding communities; and the general disapproval of residents from the neighboring communities. PUBLIC SPEAKER: Kristen Dolan, La Quinta — opposed the project due to inconsistency with community; undesirable architecture; 3 -story building heights; lack of story poles for residents to have visual representations; unknown IID substation funding; possibility of overflow parking leaking into north neighborhood; expressed lack of confidence in the developer and stated that the project's website was never fully developed; traffic safety concerns; and lack of elevators for ADA and emergency medical aid. PUBLIC SPEAKER: Joseph Scaccia, La Quinta — opposed the project due to traffic patterns and safety concerns at U-turn at Avenue 50/Moon River Drive and Washington Street/Avenue 50 intersections; entrances requiring key card causing stacking concerns; need for additional roadway improvements including raised medians and deceleration lanes; light and noise pollution; 3 -story buildings being inconsistent with neighboring communities; and the Developer's questionable reputation, Better Business Bureau accreditation, and history of development in Oregon. PUBLIC SPEAKER: Keith Meyer, President of Duna La Quinta Homeowners Association and La Quinta resident — stated he is also a Registered Traffic Engineer and opposed the project due vitality, safety, and cohesiveness to the existing community; project site not being a good location for auto intensive or transit dependent development with lack of nearby employment opportunities and infrequent bus transit; development ingress and egress causing U-turns at disallowed locations; traffic study missing times of analysis and bicycle and pedestrian analysis; and use of density bonus to exceed the City's maximum density for this zone. PUBLIC SPEAKER: Brian Flath, La Quinta — opposed the project due to negative visuals, sounds, and smells of apartment living; reduced setbacks and location of garbage receptacles; landscaping between garages and walls; ADA elevator requirements not being met; traffic pattern adjustments would be needed at Washington Street and Sagebrush Avenue due to increased traffic. PUBLIC SPEAKER: Brian Thomas, La Quinta — opposed the project due to traffic safety concerns at Washington Street entrance; garage height at north wall; lack of general community support and outreach; and school zone safety and increased U-turn activity. PLANNING COMMISSION MINUTES Page 4 of 7 JUNE 27, 2023 PUBLIC SPEAKER: Kevin White, La Quinta — opposed to the project due to architectural inconsistency with surrounding community; negative traffic impacts; school safety concerns; building heights; lack of elevators; and general lack of community support. PUBLIC SPEAKER: George Christopher, former IID Energy Consumers Advisory Committee representative and La Quinta resident — expressed support for the project due to IID Marshall Substation improvements; cited locations of other local developments with 3 -story buildings and modern design architecture; complimented the Commission and staff for providing community access to information; and stated that all developments would increase traffic, but that development is needed. PUBLIC SPEAKER: Dante Gomez, President of Parc La Quinta Homeowners Association and La Quinta resident (received donated time from Elisa Martin) — introduced his daughters, Sasha (not present) and Penelope who are students at La Quinta Middle School which is nearby the proposed development; opposed the project due to lack of community notification and outreach by the developer and City Staff; negative impacts to quality of life of surrounding residents; building heights; traffic impacts; development aesthetics; lack of parking; pedestrian, bicycle, and child safety concerns; lack of elevators; overcrowding of neighboring elementary and middle schools; current and increased parking and traffic issues; and apartment units not being desirable at the proposed pricing. PUBLIC SPEAKER: Bill Walker, former Riverside County Sheriff's Department and La Quinta resident — opposed the project due to building stories and heights; higher density apartment complex being inconsistent with neighboring communities; low-income and government housing requiring increased emergency and police services; lack of Sheriff's Department impact statement; and traffic patterns and crime and safety concerns. PUBLIC SPEAKER: Ana Esquivel, La Quinta — opposed the project due to traffic safety concerns; requested speed limit study at project site; ADA elevator requirements; affordable housing component relocation; lack of sufficient parking for guests; and garage and storage space concerns. Applicant answered public concerns regarding ADA unit counts, assigned parking and elevator requirements; garage locations, dimensions and heights; solar panel installment; comparisons with previously approved project entitlements; IID Marshal Substation upgrades; government and Section 8 housing accessibility; traffic patterns and analysis; noise and lighting code compliance; building code compliance and building permit processes; stacking at entrances; U-turn analysis; Sheriff's project review; pedestrian access for garage doors; CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 8:13 P.M. Commission discussion and comments followed regarding accommodations and changes made by the developer to comply with direction received by the Commission; traffic and school zone safety; U-turn access at major cross streets; addition of raised PLANNING COMMISSION MINUTES Page 5 of 7 JUNE 27, 2023 medians to prevent illegal lane crossings and entrances; density, inconsistency, and negative impacts to surrounding communities; strain on city services and utilities; pollution and decrease of urban open space and lack of value to the City; garages and setbacks; future city planning and development; housing needs; and zone compatibility. City Attorney Ihrke provided a breakdown of the items for consideration and vote, and the process and requirements for the motions presented. MOTION — A motion was made and seconded by Commissioners Guerrero/Hassett to adopt Planning Commission Resolution No. 2022-013, to recommend City Council adopt a Mitigated Negative Declaration for Environmental Assessment 2022-0001, as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION FOR A 252 -UNIT APARTMENT PROJECT LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0001 APPLICANT: IRWIN PARTNERS Motion passed: ayes — 4, noes — 1 (Currie), absent — 2 (Caldwell, Nieto), abstain — 0. MOTION —A motion was made and seconded by Commissioners Hassett/ McCune adopt a Planning Commission Resolution to recommend City Council approve GPA2022-0002, SP2022-0001 (SP2004-071, Amendment 2), and SDP2022-0001, as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT, SPECIFIC PLAN AMENDMENT, AND SITE DEVELOPMENT PERMIT TO ALLOW THE DEVELOPMENT OF A 252 -UNIT APARTMENT PROJECT LOCATED ON THE NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 CASE NUMBERS: GENERAL PLAN AMENDMENT 2022-0002; SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2); SITE DEVELOPMENT PERMIT 2022-0001 APPLICANT: IRWIN PARTNERS ARCHITECTS Motion failed due to lack of majority vote of total Planning Commission membership (motion required a minimum of four affirmatives votes): ayes — 3, noes — 2 (Currie, Tyerman), absent — 2 (Caldwell, Nieto), abstain — 0. CITY ATTORNEY IHRKE REQUESTED A BRIEF RECESS TO DISCUSS POSSIBLE NEXT STEPS FOR THIS ITEM. CHAIRPERSON CURRIE CALLED FOR A BRIEF RECESS AT 8:30 P.M. CHAIRPERSON CURRIE RECONVENED THE PLANNING COMMISSION MEETING AT 8:32 P.M. WITH COMMISSIONERS GUERRERO, HASSETT, McCUNE, AND TYERMAN PRESENT PLANNING COMMISSION MINUTES Page 6 of 7 JUNE 27, 2023 City Attorney Ihrke provided an explanation of the results of the vote and the operations of law requiring the item to move forward to Council with the minutes to reflect the outcome of the vote for recommendation of approval of the MND but no recommendation for the General Plan Amendment, Specific Plan Amendment, or Site Development Plan. STAFF ITEMS Planning Manager Flores announced Chairperson Currie's retirement from the Commission, thanked her for her service, and wished her well in future endeavors; and announced the planned Special Joint Meeting of the City Council and Planning Commission regarding the Highway 111 Corridor Area Plan tentatively scheduled for July 19, 2023. COMMISSIONER ITEMS — None. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Hassett/Tyerman to adjourn at 8:35 p.m. Motion passed: ayes — 5, noes — 0, absent — 2 (Caldwell, Nieto), abstain — 0. Respectfully submitted, LA4 -- TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 7 of 7 JUNE 27, 2023