2024 06 25 PC MinutesCALL TO ORDER
PLANNING COMMISSION
MINUTES
TUESDAY, JUNE 25, 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 (via teleconference), 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, Senior
Planner Scott Nespor, Associate Planner Siji Fernandez, and Deputy
City Attorney Jessica Sanders
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 Chairperson Nieto/Commissioner
Guerrero to confirm the agenda as published. Motion passed unanimously.
ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None.
CONSENT CALENDAR — None.
BUSINESS SESSION — None.
STUDY SESSION — None.
PUBLIC HEARINGS
1. CONTINUED FROM MAY 28, 2024: CONSIDER RESOLUTIONS RECOMMENDING
CITY COUNCIL CERTIFY AN ENVIRONMENTAL IMPACT REPORT (EA2017-0008,
SCH# 2018011023) AND DIRECT STAFF TO PREPARE FINDINGS AND A
STATEMENT OF OVERRIDING CONSIDERATIONS AND APPROVE GENERAL
PLAN AMENDMENT 2017-0002, ZONE CHANGE 2017-0002, SPECIFIC PLAN
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2017-0004, TENTATIVE TRACT MAP 2017-0008 (TTM 37387) AND
DEVELOPMENT AGREEMENT 2021-0001 FOR THE TRAVERTINE PROJECT
CONSISTING OF 1,200 RESIDENTIAL UNITS, 45,000 SQUARE FOOT HOTEL
WITH 100 VILLAS, SPA AND WELLNESS CENTER AND OTHER COMMERCIAL
AND RECREATIONAL USES; CEQA: AN ENVIRONMENTAL IMPACT REPORT
(EA2017-0008, SCH# 2018011023) HAS BEEN PREPARED FOR THE PROPOSED
PROJECT; LOCATION: SOUTH OF AVENUE 60, WEST OF MADISON STREET,
AND NORTH OF AVENUE 64
DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS —
Commissioner Tyerman said he had attended project presentations and site visits hosted
by the applicant. He had also been approached by numerous members of the public who
provided opinions on the project. Commissioner McCune said he attended a project
presentation and site visit hosted by the applicant. Commissioners Caldwell, Guerrero,
Hassett, and Hernandez each stated that they had attended project presentations by the
applicant but had not visited the site or had any other contacts. Chairperson Nieto said
that he attended project presentations by the applicant and had visited the site
independently.
Planning Manager Flores presented the staff report, which is on file in the Design and
Development Department.
Staff answered questions regarding the traffic study, analysis, and modeling, specifically
at the roadway crossing at Dike No. 4; visuals or engineering drawings available for the
roadway crossing at Dike No. 4; visual aesthetics of traffic over Dike No. 4 night; Avenue
58 extension of Jefferson included in the Draft Environmental Impact Report (EIR);
roadway and bridges equate to a less than significant impact according to the Draft EIR.
CHAIRPERSON NIETO NOTED THE PUBLIC HEARING REMAINED OPEN FROM THE
MAY 28, 2024, PLANNING COMMISSION MEETING.
PUBLIC SPEAKER: Mark Rogers, Principal with TRG Land, and Applicant for the project,
answered questions regarding the construction, design, and visuals of the Avenue 62
roadway crossing over Dike No. 4 and the Jefferson Street crossing over the Guadalupe
Dike; use of arch culverts and guardrails in roadway elevation; and the maximum height
at the crossings.
PUBLIC SPEAKER: Bill Lawson, Principal Partner of Urban Crossroads and noise
consultant for the project, answered questions regarding the noise study methods of
analysis; significant noise increases at the study area labeled L7 (east of the project site
near existing homes); traffic and noise calculations used for day and night; noise levels
of large trucks over the elevated roadway; modeling timeline to 2040 and beyond;
analysis of electric vehicle (EV) noise levels; design components (vegetation, wall, trees,
etc.) on the crossing to mitigate traffic noise; unusual current traffic count results and
future buildout projections.
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Mr. Rogers answered additional questions regarding current and projected traffic counts;
possibility of changes to elevated roadway over Dike No. 4; and the use of modeling in
traffic analysis.
Mr. Lawson answered additional questions regarding noise decibel calculations,
modeling, and thresholds identified in the noise analysis; and traffic study vehicle mix and
day/night sections.
Mr. Rogers answered additional questions regarding the sloping and embankment of the
emergency vehicle access (EVA) road from Madison Street; line of sight visuals of EVA
road from Trilogy community; vehicle lights impacting visuals and aesthetics; entitlements
securing the Jefferson Street extension; infrastructure improvements required to support
the project and accessibility of these improvements through Jefferson Street and Madison
Street EVA; short-term vacation rental (STVR) permitting and management; HOA
management of STVR; boutique wellness center; roadway design components to
increase visual aesthetics.
CHAIRPERSON NIETO CALLED FOR A BRIEF RECESS AT 6:38 P.M.
CHAIRPERSON NIETO RECONVENED THE COMMISSION MEETING AT 6:54
P.M. WITH ALL COMMISSIONERS PRESENT (COMMISSIONER CALDWELL VIA
REMOTE ACCESS)
Planning Manager Flores stated that written comments were received before the start of
the meeting, which had been distributed to the Commission, and one that was received
after the public comment deadline, which would be published in the final record of the
meeting.
PUBLIC SPEAKER: Donna Williams, La Quinta — expressed concern that the Final EIR
with public and agency comments had not been reviewed before this public hearing to
consider the proposed Travertine project.
PUBLIC SPEAKER: Alena Callimanis, La Quinta (received donated time from Carolyn
Winnor) — opposed to the project due to negative visual impacts to the Trilogy community
due to the elevated roadway at Avenue 62 over Dike No. 4; and recommended the
primary entrance to the project be moved to the proposed future Jefferson Street
extension.
PUBLIC SPEAKER: Eddie Chernoff, La Quinta — expressed concerns about the project
using Lexan and polycarbonate for fencing/barriers; opposed to the project due to the
visual effects to the Trilogy community due to the possible lighting of the elevated roadway
of Avenue 62 over Dike No. 4.
PUBLIC SPEAKER: Bryan Williams, La Quinta — opposed to the project due to increased
traffic noise impacts to the Trilogy community of the elevated roadway of Avenue 62 over
Dike No. 4.
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PUBLIC SPEAKER: Bryan Levy, La Quinta — opposed to the project due to increased
noise impacts on the Trilogy community.
PUBLIC SPEAKER: Brenda O'Brien, La Quinta — opposed to the project due to negative
visual impacts of the elevated roadway at 62 over Dike No. 4 to the Trilogy community.
PUBLIC SPEAKER: Chris Jones, La Quinta — opposed the project due to negative visual
impacts and increased noise affecting the Trilogy community; and questioned why there
were no concerns about water conservation.
PUBLIC SPEAKER: Fritz Bachli, La Quinta (received donated time from Derek Wong)—
opposed to the project due to increased negative air quality impacts.
PUBLIC SPEAKER: Lou Smaldino, La Quinta (received donated time from Jackie
Smaldino) — opposed to the project due to negative impacts to the Trilogy community of
the elevated roadway at Avenue 62 over Dike No. 4.
PUBLIC SPEAKER: Tim Kraushaar, La Quinta — owner of property within project
boundaries but not a part of the project (identified as NAP on plan); expressed concerns
regarding access to his property and parcels owned by others within the project area and
Jefferson Street extension access.
PUBLIC SPEAKER: Steve Fleisner, La Quinta — opposed to the project due to increased
traffic and its negative visual, noise, and air quality impacts on the Trilogy community due
to the elevated Avenue 62 crossing over Dike No. 4.
PUBLIC SPEAKER: Keith Boyle, La Quinta — opposed to the project due to land being in
a flood -zone area; noise impacts; and limited emergency fire access.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:51 P.M.
Commission discussion followed regarding roadway and project access concerns
including Avenue 62 elevated roadway over Dike No. 4 and the proposed Jefferson Street
extension and phasing of that extension; visual, noise, traffic, and environmental impacts;
Draft EIR's analysis of the noise and traffic; future construction of the Jefferson Street
extension; emergency vehicle access roads; short-term vacation rental permitting; project
and site development plan design, scale and density; flood zone designation of the
project; and possible recommendations to Council including additional conditions of
approval.
MOTION — A motion was made and seconded by Commissioners Hasset/Guerrero to
adopt Planning Commission Resolution No. 2024-008 to recommend Council certify an
Environmental Impact Report (EA2017-0008, SCH#2018011023) for the Travertine
project and direct staff to prepare Findings and a Statement of Overriding
Considerations., as recommended. Motion passed unanimously.
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MOTION — A motion was made and seconded by Commissioner Guerrero/Chairperson
Nieto to adopt Planning Commission Resolution No. 2024-009 to recommend City
Council approval of General Plan Amendment 2017-0002, Zone Change 2017-0002,
Specific Palm 2017-0004, Tentative Tract Map 2017-0008 (TTM 37387), and
Development Agreement 2021-0001 for the Travertine project, as recommended. Motion
passed: ayes — 6, noes — 1 (Tyerman), absent — 0, abstain — 0.
STAFF ITEMS
Planning Manager Flores provided a project update of projects under review, including
status of Jefferson Square Apartments, One Eleven Center Monuments, Sphere of
Influence study, and Highway 111 Corridor Specific Plan; recently approved projects,
including Andalusia, McQuaid Studio, and Rancho La Quinta Clubhouse Remodel;
projects under construction including Five Below, Chick-fil-A, Quick Quack Car Wash,
Village Hospitality Homes, Barcelona Club (formerly Desert Club Apartments); and
recently completed projects including Polo Villas, El Toro Loco, Luna Grill, and Handel's
Homemade Ice Cream.
Staff answered questions regarding a staff level decision approval for an Escape Room
to be located in the Village Shopping Center; status of the property of the former Art
Gallery near Caleo Bay; and commercial development landscaping issues along Highway
111.
COMMISSIONER ITEMS
Staff and the Commission acknowledged Commissioner Caldwell's end of term and last
meeting and thanked her for her service and expertise over the years; Staff added that
the Council would appoint a new Planning Commissioner at their next meeting on June
26, 2024.
ADJOURNMENT
There being no further business, a motion was made and seconded by Commissioners
Caldwell/Hassett to adjourn this meeting at 6:48 p.m. Motion passed unanimously.
Respectfully submitted,
warm al._
/ / f1'
TANIA FLORES, Commission Secretary
City of La Quinta, California
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