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2024 01 23 PC MinutesCALL TO ORDER PLANNING COMMISSION MINUTES TUESDAY, JANUARY 23, 2024 A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:02 p.m. by Chairperson Nieto. PRESENT: Commissioners Caldwell, Guerrero, Hassett, Hernandez, McCune, Tyerman, and Chairperson Nieto ABSENT: None STAFF PRESENT: Design and Development Director Danny Castro, Public Works Director Bryan McKinney, Planning Manager Cheri Flores, Consulting Planner Nicole Criste, City Attorney Bill Ihrke, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner McCune 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 unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None. CONSENT CALENDAR 1. MEETING MINUTES OF DECEMBER 12, 2023 MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner Caldwell to approve the Consent Calendar as published. Motion passed: ayes — 6, noes — 0, absent — 0, abstain — 1 (Hernandez — due to absence at the December 12, 2023, meeting). BUSINESS SESSION — None. STUDY SESSION — None. PLANNING COMMISSION MINUTES Page 1 of 6 JANUARY 23, 2024 PUBLIC HEARINGS 1. CONSIDER RESOLUTIONS RECOMMENDING CITY COUNCIL CERTIFY AN ENVIRONMENTAL IMPACT REPORT FOR ALTERNATIVE 2 (EA2019-0010) AND APPROVE GENERAL PLAN AMENDMENT 2023-1000, ZONE CHANGE 2023- 1000, SPECIFIC PLAN AMENDMENT 2023-0003, TENTATIVE TRACT MAP 2023- 0005, AND DEVELOPMENT AGREEMENT 2023-1000 FOR THE CLUB AT CORAL MOUNTAIN PROJECT CONSISTING OF 750 RESIDENTIAL UNITS, A GOLF COURSE, AND 60,000 SQUARE FEET OF RETAIL COMMERCIAL SPACE; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT ALTERNATIVE 2 OF THE PREVIOUSLY PREPARED ENVIRONMENTAL IMPACT REPORT, EA2019-0010, APPLIES TO THE PROPOSED PROJECT; LOCATION: SOUT OF AVENUE 58, EAST AND WEST OF MADISON STREET AND NORTH OF AVENUE 60 DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — Commissioner Tyerman said that he had viewed a Zoom meeting recording between the Developer and residents, spoken with residents but stated no opinions, spoken with Oswit Land Trust representative, and has visited the site; Chairperson Nieto said that he has visited the site; Commissioner McCune said that he has visited the site; Commissioner Hernandez said he attended a presentation of the project. Planning Consultant Planner Criste presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding Short -Term Vacation Rentals (STVR) being a permitted use for this project and the nearby Andalusia residential development pursuant to the existing Specific Plan; the STVR ordinance as it relates to Development Agreements and "exempt areas"; mitigation fees and thresholds offset by Transient Occupancy Taxes; phasing and construction of the perimeter wall and landscaping; Bighorn Sheep barrier construction as directed and designed by California Department of Fish and Wildlife; Avenue 60 and other roadway phasing and construction timelines; development access points; lines -of -site from outside the development and building height limits within the project; proposed traffic pattern and signal changes; recreational lake and any ability for this amenity to be converted to a "wave basin;" possible light spillage on Coral Mountain; hiking trail access to known petroglyphs, access points to the development, and any current agreements with Desert Recreation District for a potential park at the base of Coral Mountain; requirements for electrical buildout to provide power to the project; the EIR identifying this project as residential development and not commercial or resort development as it relates to vehicles miles traveled and occupancy; public comment received from the Carpenter's Union and the Bighorn Institute; specific changes from the originally proposed project; approval process for future Site Development Permits; and the Development Agreement provisions and the possibility of approving the project without the agreement. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 5:50 P.M. PLANNING COMMISSION MINUTES Page 2 of 6 JANUARY 23, 2024 PUBLIC SPEAKER: John Gamlin, Applicant and President of CM Wave Development, introduced himself, Simon Garrett, Principal of the Meriweather Corporation, and Jim Vaughn, CEQA counsel for the project, and provided a brief presentation of the project; answered questions regarding the golf course water supply assessment, current water and turf restrictions, and water conservation efforts in the design and landscaping for the project; prospective uses for Lots A and J identified on the Concept Master Plan of the applicant's presentation as well as Active Sports and Primary Club areas; Coachella Valley Water District easement landscaping and uses; possible golf course maintenance locations and access points; prospective commercial developments for the commercial parcel and reasons for decreasing the size; hiking trail use, curation of cultural resources in the area, and parking at the trail head; residential unit sites in relation to golf course; possibility to limiting STVR permits allowed or designating a tourist commercial zone within the project; STVR program implementation and management within this community; economic vitality and activity levels brought by STVRs; cluster home definition; restriction of gasoline powered vehicles on the recreational lake; private use of the clubhouse and recreational amenities; phasing of the Bighorn Sheep fencing construction; and perimeter improvement phasing. Commission Secretary Flores said 4 written comments were received from residents and interested parties, 3 in opposition and 1 in support of the project, which were distributed to the Commission prior to the meeting, and would be incorporated into the agenda packet and public record for this meeting. The citizens' names who submitted written comments are listed below in alphabetical order: • Penny Boehm, La Quinta - support • Jarek Dallos, Executive Assistant for Oswit Land Trust - opposed • James DeForge, Executive Director/Research Biologist for Bighorn Institute - opposed • Robert Lasser, La Quinta - opposed • B. Brown Martinez, Paralegal for Mitchell Tsai Law - opposed PUBLIC SPEAKER: Kelly Lewis, La Quinta — submitted a request to speak form but was not present when called upon by the Chair to provide public comment; she submitted written comment that would be incorporated into the agenda packet and public record for this meeting. PUBLIC SPEAKER: Guillermo Raul Casillas, La Quinta — opposed to the project due to considering the land to be sacred land of the Cahuilla Indians and increased resident and maintenance worker traffic near his home; questioned the ownership of the final road and fire hydrant locations; expressed the desire for domestic water to be piped onto his property. PUBLIC SPEAKER: Sheila Warren, La Quinta — proposed changes to the Development Agreement to include items pertaining to restricting any wave machinery on the recreation lake, gasoline powered watercraft on the recreation lake, golf course lighting, special events and staging of events, and parking along Madison Street or Avenues 58 and 60. PLANNING COMMISSION MINUTES Page 3 of 6 JANUARY 23, 2024 PUBLIC SPEAKER: Salvador Amezquita, representing the Western States Regional Council of Carpenters — requested that a Condition of Approval requiring the developer to use contractors that hire locally, pay prevailing wage, and utilize apprentices from state certified apprentice programs be added. PUBLIC SPEAKER: Judy Hovjacky, La Quinta — read a document from La Quinta resident Bob Lasser opposing the project due to STVRs being a permitted use, lack of specificity of the types of recreations to be permitted at the recreation lake; allowance of modular buildings, staging facilities, and overflow parking for multi -day events; lighting and noise pollution; and changes to the traffic patterns. PUBLIC SPEAKER: Issac Frias, member of the Western States Regional Council of Carpenters and the Low Desert Committee — requested a Condition of Approval be added requiring the developer to hire locally. PUBLIC SPEAKER: Lynn Marafino, La Quinta (received donated time from Rick Pointer) — opposed to the project due to inconsistency with the current General Plan, incompatible zoning, and STVR allowance being inconsistent with surrounding communities. PUBLIC SPEAKER: Alena Callimanis, La Quinta (received donated time from Derek Wong) — opposed to the project due to STVRs; increased Vehicle Miles Traveled, idling busses for transportation, and prospective large events at a potential wave park in a nearby city. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:00 P.M. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING RE -OPEN AT 7:00 P.M. Mr. Gamlin provided additional information based on public comments in regard to prospective special events and the intention of employing local labor for construction. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:02 P.M. CHAIRPERSON NIETO CALLED FOR A BRIEF RECESS AT 7:02 P.M. CHAIRPERSON NIETO RECONVENED THE COMMISSION MEETING AT 7:09 P.M. WITH ALL COMMISSIONERS PRESENT. Commission discussion followed including a consensus of appreciation for the project in general, accommodations for commercial retail sites as well as for conservation of the Coral Mountain and park areas, and for the high quality architecture and landscape treatments proposed; expressed concerns with the quantity and lack of limitations on STVR permits allowed despite the previous entitlements and incompatibility of this use with surrounding communities, financial incentivization for allowing STVRs throughout the development with no limitations, alternative secondary access to the development, and PLANNING COMMISSION MINUTES Page 4 of 6 JANUARY 23, 2024 lack of public access; adding a recommendation to Council to strongly consider a cap of quantity or saturation of STVR permits allowed within the development. MOTION — A motion was made and seconded by Commissioners Hassett/Caldwell to adopt Planning Commission Resolution No. 2023-003 to recommend City Council certify the Coral Mountain Resort Environmental Impact Report (SCH #20211020310) for Alternative No. 2 (EA2019-0010) and direct Staff to prepare Findings and a Statement of Overriding Considerations, as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL CERTIFY AN ENVIRONMENTAL IMPACT REPORT FOR ALTERNATIVE NO. 2 (EA2019- 0010) FOR THE DEVELOPMENT OF 750 RESIDENTIAL UNITS, A GOLF COURSE, AND 60,000 SQUARE FEET OF RETAIL COMMERCIAL SPACE, FOR THE CLUB AT CORAL MOUNTAIN, ON 387 ACRES LOCATED SOUTH OF AVENUE 58, NORTH OF AVENUE 60, AND EAST AND WEST OF MADISON STREET CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2019-0010 APPLICANT: CM WAVE DEVELOPMENT, LLC Motion passed unanimously. MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner Hassett to adopt Planning Commission Resolution No. 2023-004 to recommend City Council approve General Plan Amendment 2023-1000, Zone Change 2023-1000, Specific Plan Amendment 2023-0003, Tentative Tract Map 2023-0005, and Development Agreement 2023-1000 subject to the Findings and Conditions of Approval, as amended to include a strong recommendation to Council to consider options for capping Short - Term Vacation Rental permitting in their deliberations: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT, ZONE CHANGE, SPECIFIC PLAN AMENDMENT, TENTATIVE TRACT MAP, AND DEVELOPMENT AGREEMENT TO ALLOW THE DEVELOPMENT OF 750 RESIDENTIAL UNITS, A GOLF COURSE, AND 60,000 SQUARE FEET OF RETAIL COMMERCIAL SPACE, FOR THE CLUB AT CORAL MOUNTAIN, ON 387 ACRES LOCATED SOUTH OF AVENUE 58, NORTH OF AVENUE 60, AND EAST AND WEST OF MADISON STREET CASE NUMBER: GENERAL PLAN AMENDMENT 2023-1000; ZONE CHANGE 2023-1000; SPECIFIC PLAN 2023-0003 (SP2003-037, AMENDMENT NO. 5); TENTATIVE TRACT MAP 2023-0005; DEVELOPMENT AGREEMENT 2023-1000 APPLICANT: CM WAVE DEVELOPMENT, LLC Motion passed unanimously. COMMISSIONER ITEMS Commissioner Tyerman expressed personal and resident concern over the continued delay in the development of the SilverRock/Talus project. Commissioner McCune PLANNING COMMISSION MINUTES Page 5 of 6 JANUARY 23, 2024 expressed appreciation for the recent American Express Golf Tournament and the positive exposure the event brought to La Quinta. Commissioner Caldwell expressed appreciation to Director Castro and staff for continually improving communications and traffic and safety measures at the American Express Golf Tournament each year. ADJOURNMENT There being no further business, a motion was made and seconded by Chairperson Nieto/Commissioner Guerrero to adjourn this meeting at 7:37 p.m. Motion passed unanimously. Respectfully submitted, 44--. TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 6 of 6 JANUARY 23, 2024