2023 08 22 PC MinutesCALL TO ORDER
PLANNING COMMISSION
MINUTES
TUESDAY, AUGUST 22, 2023
A regular meeting of the La Quinta Planning Commission (Commission) was called to
order at 5:00 p.m. by Vice Chairperson McCune.
PRESENT: Commissioners Guerrero, Hassett, Hernandez, Nieto, Tyerman, and
Vice Chairperson McCune
ABSENT: Commissioner Caldwell
STAFF PRESENT: Design & Development Director Danny Castro, Planning Manager
Cheri L. Flores, and Commission Secretary Tania Flores
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/Guerrero to
confirm the Agenda as published. Motion passed: ayes — 6, noes — 0, absent — 1
(Caldwell), abstain — 0.
ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION
1. WELCOME NEWLY APPOINTED COMMISSIONER HERNANDEZ
Vice Chairperson McCune introduced and welcomed newly appointed Commissioner
Hernandez who provided a brief summary of his experience and qualifications.
CONSENT CALENDAR
1. APPROVE MEETING MINUTES OF JUNE 13, 2023
MOTION — A motion was made and seconded by Commissioners Guererro/Hassett to
approve the Consent Calendar as published. Motion passed: ayes — 5, noes — 0, absent
— 1 (Caldwell), abstain — 1 (Hernandez).
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Commissioner Hernandez abstained from voting on the Consent Calendar due to not
being appointed to the Commission or present for the meeting for which the minutes were
drafted.
BUSINESS SESSION
1. APPOINT A PLANNING COMMISSION CHAIRPERSON AND VICE
CHAIRPERSON FOR FISCAL YEAR 2023/24
The Commission waived presentation of the staff report, which is on file in the Design and
Development Department.
Vice Chairperson McCune asked for nominations for the position of Commission
Chairperson. A motion was made and seconded by Commissioners Tyerman/Guerrero
to nominate Vice Chairperson McCune as Chairperson for the fiscal year 2023/24; Vice
Chairperson McCune did not accept the nomination, and instead made a motion to
nominate Commissioner Nieto for Chairperson for fiscal year 2023/24 which was
seconded by Commissioner Hassett.
MOTION — A motion was made and seconded by Vice Chairperson
McCune/Commissioner Hassett to appoint Commissioner Nieto to serve as Commission
Chairperson for fiscal year 2023/24. Motion passed: ayes — 6, noes — 0, absent — 1
(Caldwell), abstain — 0.
Vice Chairperson McCune asked for nominations for the position of Commission Vice
Chairperson.
MOTION — A motion was made and seconded by Vice Chairperson
McCune/Commissioner Nieto to appoint Commissioner Hassett to serve as Planning
Commission Vice Chairperson for fiscal year 2023/24. Motion passed: ayes — 6, noes —
0, absent — 1 (Caldwell), abstain — 0.
NEWLYAPPOINTED CHAIRPERSON NIETO ASSUMED PRESIDING OFFICER
DUTIES FROM COMMISSIONER McCUNE FOR THE REMAINDER OF THE
MEETING
STUDY SESSION — None.
PUBLIC HEARINGS
1. CONSIDER ADOPTING RESOLUTIONS TO: 1) ADOPT A MITIGATED NEGATIVE
DECLARATION, AND 2) APPROVE TENTATIVE PARCEL MAP 2023-0001
(TPM38668), MINOR USE PERMIT 2023-0001, SITE DEVELOPMENT PERMIT
2023-0003, AND MINOR ADJUSTMENT 2023-0001 FOR A MIXED USE PROJECT
CONSISTING OF TWO COMMERCIAL BUILDINGS AND UP TO 180 APARTMENT
UNITS; PROJECT: DUNE PALMS MIXED USE PROJECT; CEQA: DESIGN AND
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DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE
DECLARATION (EA2023-0001) CONSISTENT WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF
HIGHWAY 111 AND DUNE PALMS ROAD
DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — Chairperson Nieto
said he met with the applicant in October of 2022 to discuss the project scope and has
not had any further contact and has no conflict.
Planning Manager Flores presented the staff report which is on file in the Design and
Development Department.
Staff answered questions regarding the request for height adjustment and Minor Use
Permit; underground and landscape retention; project consistency with the Highway 111
Corridor Area Plan; future residential project site in relation to the City's Housing Element;
current and future ownership of the individual parcels; timeline for development of each
component; zoning and drive-through limitations and/or restrictions in the Highway 111
Corridor Area; parking space requirements; roadway connectivity, off-site improvements,
and projected changes to the traffic patterns; and water availability, sustainability, and
usage calculations.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 5:35 P.M.
Commission Secretary Flores said that one written public comment was received in
opposition to the project, which had been distributed to the Commission prior to the
meeting and would be included in the final record of the meeting.
PUBLIC SPEAKER: Applicant, Jeff Halbert, President of Blackpoint Properties,
introduced himself and answered questions regarding architectural and landscape design
of both commercial sites; Highway 111 Corridor Plan consistency, positioning and
alignment of each building on the project site, and utilization of existing roadways; parking
lot design, analysis, and calculations for Chick-fil-A site; Quick Quack Car Wash (Quick
Quack) architectural design; vacuum and parking stall analysis and calculations; and
storm and roadway water overflow, site drainage, and retention basins.
PUBLIC SPEAKER: Project California Environmental Quality Act (CEQA) Consultants
Kelly Clark and Dominique Camps of Terra Nova Planning and Research, Inc. answered
questions regarding the noise analysis and calculations; water usage analysis and
calculations (particularly for the Quick Quack usage); and noise mitigation of landscape
and perimeter walls.
PUBLIC SPEAKER: Jason Sims-Prewitt, Director of Operations for Quick Quack Car
Wash, provided additional information regarding water use and the recycling process;
difference of architecture, landscape, and equipment of the proposed site as compared
to existing sites; noise reduction efforts and noise leaking in the surrounding area; and
history of Quick Quack closures and company stability and viability.
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PUBLIC SPEAKER: Kelsey Wu, Senior Manager for Chick-fil-A, introduced herself and
provided additional information regarding increased parking standards assessed by
Chick-fil-A; increased landscaping and shading within the parking lot; inside and outside
seating calculations; architecture design features; and site ownership, site management,
and other local locations.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 6:15 P.M.
The Commission expressed appreciation for the applicant's consideration to architecture
and design consistency with the City's character and the Highway 111 Corridor and
expressed support for the mixed-use aspect of the project; commented on future planning
needs considering the Highway 111 Corridor plan, housing site at the north, and
pedestrian circulation in the area, and pedestrian walkway connectivity to CV Link and
Highway 111; suggested additional landscaping changes, including increasing landscape
wall height and adding berming and artificial mounding along perimeter wall, widening
sidewalks and adding additional trees for shading to encourage pedestrian use, additional
landscaping elements at Quick Quack site exit, and reduction in parking to allow
additional shading through landscape features; expressed concerns regarding lack of
architectural style at the south elevation on Chick-fil-A site; landscape maintenance and
upkeep for necessary shading and aesthetics through the parking lot and connecting
sidewalks; and overflow from lane stacking.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING RE -OPENED AT 6:40 P.M.
PUBLIC SPEAKER: Mr. Halbert provided additional information regarding site plans,
changes made to comply with City code requirements, feasibility of moving different
components of the project; proposed suggestions to change the architectural and
landscape design design and increase shading along connecting sidewalk based on the
Commission's comments; architectural design of Chick-fil-A south elevation; and
expressed willingness to work with Staff to make recommended adjustments while
remaining compliant with City code.
PUBLIC SPEAKER: Ms. Wu discussed parking lot and space design and Chick-fil-A
parking requirements; use of additional canopy shading and increasing proposed
landscape features versus a reduction in parking spaces; difficulty in making changes to
south elevation design and rooflines due to fire code compliance and restrictions; and
stacking projections and analysis.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:00 P.M.
Commission discussion followed regarding changes connecting sidewalk and
landscaping to provide additional shading for pedestrian walkability; changes to perimeter
landscaping including increasing wall height and additional artificial mounding and
berming to camouflage vehicle drive and stacking; additional architectural enhancements
PLANNING COMMISSION MINUTES Page 4 of 6 AUGUST 22, 2023
at the Chick-fil-A south elevation; and changes to parking lot plans to allow for increased
shading through landscape changes and improvements.
MOTION — A motion was made and seconded by Commissioner Hassett/Guerrero to
adopt Planning Commission Resolution No. 2023-014 as recommended:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, TO ADOPT A MITIGATED NEGATIVE DECLARATION
FOR A MIXED USE PROJECT INCLUDING A 4, 778 SF CHICK-FIL-A, 3,596 SF
QUICK QUUACK CAR WASH, AND UP TO 180 RESIDENTIAL UNITS LOCATED
AT THE NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD
CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2023-0001
APPLICANT: BLACKPOINT PROPERTIES
Motion passed: ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0.
MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner
Guerrero to adopt Planning Commission Resolution No. 2023-015 as amended adding
Conditions of Approval to enhance architectural features of the Chick-fil-A south
elevation, making changes to the perimeter landscape plans to include increased wall
height and adding berming and mounding along Highway 111 frontage, adding shade
trees staggered on either side of the sidewalk between the two commercial parcels,
making changes to parking lot landscape design to enhance shading and reduce asphalt
in the Chick-fil-A parking lot, as discussed.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, TO APPROVE A TENTATIVE PARCEL MAP, MINOR
USE PERMIT, SITE DEVELOPMENT PERMIT, AND A MINOR ADJUSTMENT
FOR A MIXED USE PROJECT INCLUDING A 4,778 SF CHICK-FIL-A, 3,596 SF
QUICK QUACK CAR WASH AND UP TO 180 RESIDENTIAL UNITS LOCATED
AT THE NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD
CASE NUMBERS: TENTATIVE PARCEL MAP 2023-0001 (TPM 38668); MINOR
USE PERMIT 2023-0001; SITE DEVELOPMENT PERMIT 2023-0003; MINOR
ADJUSTMENT 2023-0001
APPLICANT: BLACKPOINT PROPERTIES
Motion passed: ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0.
STAFF ITEMS
Planning Manager Flores provided general project updates, including information on the
upcoming Special Joint Meeting of the City Council and Planning Commission regarding
the Highway 111 Corridor Area Plan scheduled for September 26, 2023; status of
previously considered or approved projects including La Quinta Village Apartments, La
Villetta, Jefferson Square Apartments, and Desert Club Apartments; upcoming projects
including Hampton Inn and Travertine residential development; commercial projects
currently under construction including Stuft Pizza patio upgrades and Longhorn
Steakhouse; and residential developments currently under construction or near
completion including Point Happy, Piazza Serena, SolTerra, Palo Verde, and Stone
Creek.
PLANNING COMMISSION MINUTES Page 5 of 6 AUGUST 22, 2023
COMMISSIONER ITEMS
The Commission expressed appreciation for Staff and First Responders in their public
outreach and communication and their continuing cleanup efforts after the recent storm
and flooding caused by Hurricane Hilary; and complimented the City on flood prevention
projects implemented since the last major storm and flooding in 2014.
ADJOURNMENT
There being no further business, a motion was made and seconded by Vice Chairperson
Hassett/Chairperson Nieto to adjourn this meeting at 7:41 p.m. Motion passed: ayes — 6,
noes — 0, absent — 1 (Caldwell), abstain — 0.
Respectfully submitted,
44.—
TANIA FLORES, Commission Secretary
City of La Quinta, California
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