2024 05 28 PC MinutesPLANNING COMMISSION
MINUTES
TUESDAY, MAY 28, 2024
OF T0 "
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission (Commission) was called to
order at 5:02 p.m. by Chairperson Nieto.
PRESENT: Commissioners Guerrero, Hassett, Hernandez, McCune, Tyerman,
and Chairperson Nieto
ABSENT: Commissioner Caldwell
STAFF PRESENT: Design and Development Director Danny Castro, Public Works
Director/City Engineer Bryan McKinney, Planning Manager Cheri
Flores, Senior Planner Scott Nespor, Deputy City Attorney Jessica
Sanders, 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: ayes — 6, noes — 0, absent — 1
(Caldwell), abstain — 0.
ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS — None.
CONSENT CALENDAR
1. APPROVE MEETING MINUTES DATED MARCH 12, 2024
2. APPROVE MEETING MINUTES DATED MARCH 26, 2024
3. CONSIDER A RESOLUTION TO APPROVE AN EXTENSION OF TIME FOR
CONDITIONAL USE PERMIT 2019-0001 (CONDITIONAL USE PERMIT 2024-0002)
AND SITE DEVELOPMENT PERMIT 2019-0004 (SITE DEVELOPMENT PERMIT
2024-0005) FOR CONSTRUCTION OF A 27,334 SQUARE FOOT EXPANSION OF
EXISTING ST. FRANCIS OF ASSISI CHURCH CAMPUS BUILDINGS; LOCATION:
47225 WASHINGTON STREET
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PUBLIC SPEAKER: Philip Bettencourt, La Quinta — expressed support for Consent
Calendar Item No. 3 regarding the extension of time for St. Francis of Assisi church
expansion.
Planning Commissioner Hernandez stated that he would abstain from voting on Consent
Calendar No. 1 due to his absence from the March 12, 2024, meeting and asked that the
item be pulled for a separate vote.
MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner
Guerrero to approve Consent Calendar Item Nos. 2 and 3 as published. Motion passed:
ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0.
MOTION — A motion was made and seconded by Commissioners Guerrero/Tyerman to
approve Consent Calendar Item No. 1 as published. Motion passed: ayes — 5, noes — 0,
absent — 1 (Caldwell), abstain — 1 (Hernandez).
BUSINESS SESSION — None.
STUDY SESSION — None.
PUBLIC HEARINGS
1. CONSIDER A RESOLUTION APPROVING SITE DEVELOPMENT PERMIT 2023-
1000 FOR A NEW 2,082 SQUARE FOOT BARN STRUCTURE; CEQA: DESIGN
AND DEVELOPMENT DEPARTMENT HAS DETERMINED THE PROJECT IS
EXEMPT PURSUANT TO SECTION 15303(e) NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES; LOCATION: 50275 VISTA MONTANA,
LOT 3 OF TM 14104
DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS —
Commissioner McCune stated that he was familiar with the landscape architect for the
project but not in regard to the project under consideration.
Senior Planner Nespor presented the staff report which is on file in the Design and
Development Department.
Staff answered questions regarding noticing procedures and public comments received
on the project; the current status of the property; and building permits for the residence
proposed on the project site.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPENED AT 5:15 P.M.
PUBLIC SPEAKER: Steven Platt, owner of Steven Platt Architect and Architect for the
project, provided a brief history of the project and property owner; and answered
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questions regarding fire suppression, alarm, and ventilation systems within the barn
structure; and flooring material and drainage.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 5:19 P.M.
Commission expressed a general consensus for approval of the project.
MOTION — A motion was made and seconded by Commissioners Guerrero/Hassett to
adopt Planning Commission Resolution No. 2024-006 approving Site Development
Permit 2023-1000 subject to the Findings and Conditions of Approval as presented, and
find the project exempt from CEQA:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR A
NEW 2,082 SQUARE FOOT ACCESSORY BARN STRUCTURE LOCATED AT
50275 VISTA MONTANA AND FINDING THE PROJECT EXEMPT FROM
CALIFORNIA ENVIRONMENTAL QUALITY ACT
CASE NUMBER: SITE DEVELOPMENT PERMIT 2023-1000
PROJECT: MUNOZ BARN STRUCTURE
APPLICANT: GABRIEL AND KARINA MUNOZ
Motion passed: ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0.
2. 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 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 stated that he had attended a site tour with the applicant;
Commissioners Guerrero and McCune both stated that they had attended a project
presentation and a site tour with the applicant; and Chairperson Nieto said that he
attended a project presentation with the applicant and was familiar with the project.
Planning Manager Flores presented the staff report which is on file in the Design and
Development Department.
Staff answered questions regarding approval process for the project and agreements with
outside agencies such as Bureau of Land Management (BLM), Bureau of Reclamation
(BOR), and Coachella Valley Water District (CVWD); whether the visibility of a roadway
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and/or vehicles on a roadway would be considered a significant impact based on CEQA
review and guidelines, noise studies, standards, contours, and mitigation identified in the
Draft Environmental Impact Report (Draft EIR); SB330 and CEQA implications; land use
definitions; Madison Street gas line location and emergency access road and access
restrictions; Mello Roos definition, requirements, intent, and status of any current Mello
Roos agreements within the City; short-term vacation rental (STVR) eligibility, possible
cap on allowable permits, permit approval process, and property and guest management;
Imperial Irrigation District (IID) substation location, visibility, and implications of the
impending expiration of IID's agreement with CVWD to provide electrical supply and
services for the Coachella Valley; location of proposed future fire station; flood control
and drainage, retention basins and recharge ponds, and future maintenance
responsibilities; electric vehicle charging station requirements; location of proposed future
fire station; water fountains along proposed trails; water pressure from proposed water
tanks; phasing of the development and roadways including Jefferson Street extension
and signalization; and ownership of specific parcels outside the project and BLM access.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 6:21 P.M.
PUBLIC SPEAKER: Mark Rogers, Applicant and representative of TRG Land, introduced
Lisa Hoffman -Morgan, daughter of original land owner, Ken Hoffman, and provided a
project overview detailing changes to the currently approved project being proposed
which includes increasing the open space land and trail systems; project boundary
changes; elements to reduce environmental impacts; modified roadways and circulation
of public and private roads; project phasing; zoning and land uses; resort and golf training
facilities; recreation facilities and trail network components; fencing and barriers for
bighorn sheep conservation and flood waters; collaboration with Desert Recreation
District (DRD) for trail management; project land sloping; housing product array and
segmentation; public benefit programs including land preservation and bighorn sheep
protections, Development Impact Fees (DIF), Multiple Species Habitat Conservation Plan
(MSHCP), Coachella Valley Conservation Commission (CVCC) loan and endowments,
two major water tanks, two master planned highway projects for expansion to the east,
CVWD flood protections and upgrades, a new local fire station and IID substation.
Mr. Rogers answered Commission questions regarding STVR allowances within the
proposed project; project lighting; retention basins, drainage, and hydrology within and
outside of the project; electric vehicle charging stations; fire station and DIF fees; water
pressure availability; phasing of Jefferson Street extension; and Lexan panel description
and uses.
PUBLIC SPEAKER: Liz Klebaner, CEQA and land use attorney with Nossaman LLP,
provided additional information and answered Commission questions regarding CEQA
analysis related to construction and operation noise and aesthetic impacts, standards,
and thresholds; undergrounding of gas lines, and location and aesthetic impacts of the
proposed IID substation; and the noise and traffic studies.
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PUBLIC SPEAKER: Michelle Witherspoon, Director of Environmental Services with MSA
Consulting, Inc., and Environmental Consultant for the project, answered questions
regarding noise study and traffic noise standards and thresholds, mitigation of noise,
noise changes in relation to an elevated roadway, large truck traffic times and estimates,
and vehicle trips per day identified in the Draft EIR.
PUBLIC SPEAKER: Marlie Whiteman, Senior Associate with Urban Crossroads, and
Traffic Consultant for the project, provided additional details regarding the traffic study
performed including trip generation summary and large truck trips generated.
Mr. Rogers answered additional questions regarding NAP (area not a part of the project)
depicted on the project maps and easements for property access to said properties;
location of Sections 5 and 33 as identified on the maps; definition of the noise contours;
traffic study and analysis of vehicle trips at Avenue 62; phasing and possible traffic
alleviation of Jefferson Street extension and traffic patterns at build -out; STVR permit
eligibility, benefits of STVRs to the City, management, and possibly capping the number
of STVR permits; location and use of Lexan barriers for aesthetics, pool safety, noise
mitigation, and bighorn sheep protection and natural area conservation, and the material
durability; bighorn sheep barriers at perimeter of the project; Joint Project Reviews (JPR)
and consultations with CVCC, U.S. Department of Fish and Wildlife, California
Department of Fish and Wildlife; fire line score of the project, not in high fire hazard area;
height of abutment on western and southern edges; and water tank camouflaging and
water pressure produced.
PUBLIC SPEAKER: John McCarthy, Principal Engineer with Q3 Consulting and
Hydrology Consultant for the project, provided additional information regarding Devil's
Canyon stormwater flow path, improvements planned for the Guadalupe dikes, which are
required in the Conditions of Approval; construction responsibility and future maintenance
responsibility of the dikes; flood control designs after Jefferson Street extension; and spill
over area at future Coral Canyon site.
CHAIRPERSON NIETO CALLED FOR A BRIEF RECESS AT 7:46 P.M.
CHAIRPERSON NIETO RECONVENED THE COMMISSION MEETING AT 8:00
P.M. WITH COMMISSIONERS GUERRERO, HASSETT, HERNANDEZ, McCUNE,
AND TYERMAN PRESENT
PUBLIC SPEAKER: Timothy Kraushaar, La Quinta — representative for NAP property
owner and other properties in and around the project site asked for assurance that the
easements provided by the project would be adequate for any future development of his
properties.
PUBLIC SPEAKER: Alena Callimanis, La Quinta (received donated time from Judith
Viera) — provided a presentation expressing opposition to the project due to the negative
visual and aesthetic impacts of the elevated roadway of Avenue 62 over Dike No. 4.
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PUBLIC SPEAKER: Derek Wong, La Quinta — opposed the project due to negative noise
impacts due to increased traffic and elevated roadway at Avenue 62; disputes the validity
of the noise study as it did not evaluate noise impacts at the top of the berm of Dike No.
4.
PUBLIC SPEAKER: Judy Hovjacky, La Quinta — opposed to the project due to negative
air quality impacts from traffic; states the environmental study doesn't consider the
elevated roadway at Avenue 62 over Dike No. 4.
PUBLIC SPEAKER: Rachel Luiz, La Quinta (received donated time from Carolyn Winnor)
— read into the record a letter from resident Bob Lasser, which opposed the project due
to the elevated roadway at Avenue 62 over Dike No. 4 creating excessive noise;
incompatibility of the surround community; and inconsistency with the General Plan.
PUBLIC SPEAKER: Sheila Warren, La Quinta — opposed the project due to the Draft EIR
not including the comments submitted during the public review period and responses and
requested the Planning Commission continue the public hearing to allow time for the
public and Commission to review these items.
PUBLIC SPEAKER: Maria Allgood, La Quinta — half property owner of the NAP area of
the project expressed concerns over the project's effects on the property value and
marketability of her property and the limitations of the 24 -foot access easement; the
proximity of the Jefferson Street extension after reconfiguration; allowable and
prospective business intended for the tourist commercial area of the project; and the
proximity and intent of the interconnector trail surrounding her property.
PUBLIC SPEAKER: Sal Amezquita, representing Western States Regional Council of
Carpenters — requested that the Commission require the developer to use contractors
that hire locally, pay prevailing wages, and utilize apprentices from state certified
apprentice programs when developing this project to help mitigate additional vehicle miles
traveled when contractors use workers from out of the area.
PUBLIC SPEAKER: Alena Callimanis, La Quinta — requested additional time to speak
(received donated time from Brian Levy) — expressed concerns about the lack of noise
study conducted at the top of the proposed berm for the elevated roadway at Avenue 62
over Dike No. 4.
Staff answered questions regarding the public noticing requirements for development
projects such as Travertine and the CEQA requirements for addressing public comments
on the proposed Draft EIR.
Mr. Rogers answered questions regarding easements for ingress and egress to the NAP
property; and requested a continuance of this meeting to allow time to address the
questions regarding the noise study and return with the Noise Consultant present to
provide additional information as needed.
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CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 8:47 P.M.
The commission expressed a consensus to allow the continuance per the applicant's
request and directed the applicant to provide additional information regarding the traffic
analysis, noise and visibility impacts, and easements required for the NAP property.
Staff answered additional questions regarding the majority of the proposed project being
under the jurisdiction of the Coachella Valley School District and a small portion under
the jurisdiction of Desert Sands Unified School District and noted that busing
considerations are not within the City's purview of approval.
CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING RE -OPENED AT 8:56 P.M.
The Commission discussed continuing consideration of the project to a date certain with
the applicant.
MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner
Guerrero to continue the public hearing regarding the proposed Travertine project to a
date certain of June 25, 2024, as requested by the applicant. Motion passed: ayes — 6,
noes — 0, absent — 1 (Caldwell), abstain — 0.
COMMISSIONER ITEMS - None
ADJOURNMENT
There being no further business, a motion was made and seconded by Commissioners
Guerrero/Hassett to adjourn this meeting at 9:00 p.m. Motion passed: ayes — 6, noes —
0, absent — 1 (Caldwell), abstain — 0.
Respectfully submitted,
TANIA FLORES, Commission Secretary
City of La Quinta, California
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