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2024 11 12 PC Minutes PLANNING COMMISSION MINUTES Page 1 of 7 NOVEMBER 12, 2024 PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 12, 2024 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Hassett. PRESENT: Commissioners Guerrero, Hernandez, Hundt, McCune, Nieto, Tyerman, and Chairperson Hassett 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, City Attorney William Ihrke, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Nieto led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None. CONFIRMATION OF AGENDA Commissioner Nieto said he would recuse himself from discussion and vote on Public Hearing Item No. 3 due to a potential conflict of interest stemming from a business relationship as his employer, the Altum Group, had consulted with this applicant on another unrelated project. MOTION – A motion was made and seconded by Commissioners Tyerman/Guerrero to confirm the agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS – None. CONSENT CALENDAR 1. APPROVE MEETING MINUTES DATED SEPTEMBER 10, 2024 2. APPROVE MEETING MINUTES DATED OCTOBER 8, 2024 MOTION – A motion was made and seconded by Commissioners Guerrero/Nieto to approve the Consent Calendar as presented. Motion passed unanimously. PLANNING COMMISSION MINUTES Page 2 of 7 NOVEMBER 12, 2024 BUSINESS SESSION – None. PUBLIC HEARINGS 1. CONSIDER A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF A LANDMARK DESIGNATION 2024-0001 FOR A SINGLE-FAMILY RESIDENCE LOCATED AT 51407 AVENIDA VELASCO; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEW PURSUANT TO SECTION 15301, CLASS 1 EXISTING FACILITIES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: 51407 AVENIDA VELASCO DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioners Guerrero, Hundt, and Nieto said they toured the property with the property owner. Associate Planner Fernandez presented the staff report, which is on file in the Design and Development Department. The Commission discussed the ability to use landmark designated properties as short- term vacation rentals (STVR); previously requested or designated properties; property lot size; identifying this landmark designation via placard or monument; landmark designation benefits, as well as constraints and reporting requirements; Mills Act participation and contracts; historic district designations; and the minimum age requirements for historic landmarks designations. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5:29 P.M. PUBLIC SPEAKER: Michael Paganelli, Applicant/Co-Owner – introduced himself and provided a background of his experience with the property; reasons and intentions for seeking a landmark designation of his property; answered the Commission’s questions about existing internal/external upgrades and retrofitting of the property, including new floor tiles, plumbing and piping; and the insurability of the property should a landmark designation be approved. Commission Secretary Flores said that the City received one written comment in support of approving the landmark designation from Linda Williams, President of the La Quinta Historical Society, which was distributed to the Commission prior to the meeting and would be included in the public record of this meeting. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 5:39 P.M. Commission discussion followed regarding the preservation of the history and culture of La Quinta using landmark designations on properties with distinctive qualities of PLANNING COMMISSION MINUTES Page 3 of 7 NOVEMBER 12, 2024 historical significance; qualifying characteristics of this property despite renovations and updates, and the features that would need to remain intact for landmark designation; adopting and participating in the Mills Act in the near future to further incentivize property owners to apply for landmark designations of qualifying properties; landmark designation process and applicable fees; and adding that the existing encasement windows as a distinctive physical characteristic of the property to protect this feature from future modifications. MOTION – A motion was made and seconded by Commissioner Guerrero/Chairperson Hassett to adopt Planning Commission Resolution No. 2024-016 to recommend City Council approval of Landmark Designation 2024-0001 and find the project exempt from environmental review pursuant to California Environmental Quality Act Section 15301 Class 1, Existing Facilities, as amended to include identifying the existing window encasements as a distinctive feature for the landmark designation, as noted in the discussion above: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A LANDMARK DESIGNATION FOR 51407 AVENIDA VELASCO, LOCATED WEST OF AVENIDA VELASCO BETWEEN AVENIDA MONTEZUMA AND CALLE HIDALGO CASE NUMBER: LANDMARK DESIGNATION 2024-0001 PROJECT: 51407 AVENIDA VELASCO LANDMARK DESIGNATION APPLICANT: MICHAEL CHANCO AND MICHAEL PAGANELLI Motion passed unanimously. 2. CONSIDER A REQUEST FOR CONTINUANCE OF THE PUBLIC HEARING FOR CONDITIONAL USE PERMIT 2024-0001 FOR THE CONSTRUCTION OF A WIRELESS TELECOMMUNICATION FACILITY (MONOPALM); CEQA: THE PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: WEST SIDE OF MANDARINA BETWEEN POMELO AND SANDIA, WITHIN CITRUS GOLF CLUB Chairperson Hassett said that this item was scheduled to be considered for continuation and that the members of the public could elect to hold their comments for the future public hearing when this item would be considered by the Commission. City Attorney Ihrke stated that the applicant had requested a continuation to an unspecified date with the intent to identify an alternate location, and, therefore, no decision will be made on this item at this meeting. He further advised that public comment could be received at this time, but the item would be publicly noticed again in accordance with state and city laws in the future and that the opportunity for public comment would be available at that later scheduled public hearing. PLANNING COMMISSION MINUTES Page 4 of 7 NOVEMBER 12, 2024 Commission waived the presentation of the staff report, which is on file in the Design and Development Department. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 6:02 P.M. PUBLIC SPEAKER: Greg Macias, representing the applicant, SmartLink – introduced himself and stated that the previously identified site would no longer be considered for this project and that SmartLink would bring the project forward at a future date with an alternate site coordinated with Citrus Golf Course management. PUBLIC SPEAKER: John Roach, La Quinta – questioned the public hearing noticing for this project and referenced a previously approved monopalm installation unrelated to this project. PUBLIC SPEAKER: Shana Roach, La Quinta – questioned the maintenance yard referenced by Mr. Macias as a possible alternative site location and the City’s public notice procedures for public hearings. PUBLIC SPEAKER: Jackie Thibault, La Quinta – expressed concerns regarding the public noticing procedures and timing due to her seasonal residence near the project site. PUBLIC SPEAKER: Scott Crystal, La Quinta – questioned the project under consideration and what would have been considered if the continuance hadn’t been requested; expressed concern over the lack of communication and public noticing by the Citrus Golf Course owners and management. PUBLIC SPEAKER: Daniel Herns, La Quinta – questioned public noticing procedures as the project site is near the entrance, which would impact all residents of the Citrus Club. Staff and City Attorney Ihrke explained the state and local regulations regarding public noticing procedures in response to the public comments received. The Commission suggested that residents of the Citrus Club request additional communication from their homeowners association (HOA) to be more informed of future projects within their community; and for the applicant to continue public outreach regarding this project and the future public hearing. Commission Secretary Flores said that the City received nine written comments opposed to the project that were distributed to the Commission prior to the start of the meeting, which would be included in the public record of this meeting. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 6:20 P.M. MOTION – A motion was made and seconded by Chairperson Hassett/Commissioner Guerrero to continue the public hearing regarding Conditional Use Permit 2024-0001 to a date uncertain. Motion passed unanimously. PLANNING COMMISSION MINUTES Page 5 of 7 NOVEMBER 12, 2024 CHAIRPERSON HASSETT CALLED FOR A BRIEF RECESS AT 6:22 P.M. CHAIRPERSON HASSETT RECONVENED THE COMMISSION MEETING AT 6:38 P.M. WITH ALL MEMBERS PRESENT 3. CONSIDER A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF A SITE DEVELOPMENT PERMIT 2024-0001 TO CONSTRUCT 14 SINGLE- FAMILY RESIDENTIAL UNITS AND A DEVELOPMENT AGREEMENT 2024-0001 TO ESTABLISH THE RESPONSIBILITIES OF THE DEVELOPER FOR BRAVO ESTATES (TTM 31852); CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROJECT IS CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2003-495; LOCATION: NORTHWEST CORNER OF AVENUE 52 AND MADISON STREET COMMISSIONER NIETO RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NO. 3 DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM A BUSINESS RELATIONSHIP AS HIS EMPLOYER, THE ALTUM GROUP, HAD CONSULTED WITH THIS APPLICANT ON ANOTHER UNRELATED PROJECT; AND LEFT THE DIAS AT 6:40 P.M. DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioner McCune said that he was familiar with the landscape architect on the project, but there were no conflicts; Commissioner Tyerman noted that he had visited the Bravo Estates site in the city of Indio but that there were no conflicts. Associate Planner Fernandez presented the staff report, which is on file in the Design and Development Department. The Commission discussed Title 24 compliance and solar energy equipment installation; total number of bedrooms included in the development, parking standards and additional parking availability to accommodate the expected number of guests; traffic plan and off-site improvements including those required for ingress and egress to the development; public comment received from surrounding neighbors; correspondence received by the City from Sean M. Sherlock, esq. with Snell & Wilmer, legal counsel representing the common area lot owner within the project site, dated November 11, 2024, listing concerns regarding CEQA considerations, easements, current conditions, and protections for the City through title insurance; the fiscal impact analysis and expected revenue generation from the project; proposed Development Agreement (DA) as compared to recently approved DAs within the city including STVR allowances; and the proposed performance schedule, annual DA review, and repercussions or enforcement procedures in the case of non-compliance. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 7:21 P.M. PLANNING COMMISSION MINUTES Page 6 of 7 NOVEMBER 12, 2024 APPLICANT REPRESENTATIVES: Daniel Olivier, legal counsel for the Applicant, Rodolfo Lizarde, Project Manager, and Hector Ayala, Property Manager – introduced themselves, provided project information and details, and answered Commission questions regarding Title 24 compliance and solar collector locations; Imperial Irrigation District applications and energy capacity availability; intention of single- or multiple- tenant occupancy for each unit; garage and driveway parking availability; on-site security and management of the development; lettered lots property owner access and possible uses of the common area lots; neighboring property impacts; code compliance and complaints on the Bravo development in Indio; tenant regulations and policies on noise, minimum age requirements, parking and car limitations, expected occupancy levels, perimeter landscaping timeline; background of property management; average rental duration and minimum stay; clientele and security during the Coachella and Stagecoach concert events; and street parking availability. APPLICANT REPRESENTATIVE: Ray Martin, Landscape Architect for the project – provided additional comments on perimeter landscaping design, amenities, and pool equipment locations. Commission Secretary Flores said that the City received one written comment from Sean Sherlock, esq., with Snell & Wilmer, representing the common area lot owner, opposing the project, which was distributed to the Commission prior to the start of the meeting and would be included in the final record of the meeting. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 7:45 P.M. Commission discussion followed regarding exclusive STVR development; site location compatibility; on-site management and code compliance record; experience of property manager with like projects; and appropriate zoning land use. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING RE-OPENED AT 7:51 P.M. APPLICANT REPRESENTATIVES: Hector Ayala, Applicant - answered questions about public outreach to surrounding property owners. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 7:52 P.M. Commission discussion continued regarding the project use being strictly for STVR; site location appropriateness and single-family residence use as STVR per City’s regulations. MOTION – A motion was made and seconded by Chairperson Hassett/Commissioner McCune to approve Planning Commission Resolution No. 2024-017 to recommend City Council approve Site Development Permit 2024-0001 and Development Agreement 2024-0001, and find the project is consistent with the previously adopted Mitigated Negative Declaration, prepared for Tract Map 31852 under Environmental Assessment 2003-495, as presented: PLANNING COMMISSION MINUTES Page 7 of 7 NOVEMBER 12, 2024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT PERMIT AND DEVELOPMENT AGREEMENT TO CONSTRUCT 14 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED ON THE NORTHWEST CORNER OF AVENUE 52 AND MADISON STREET AND FIND THAT THE PROJECT IS CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2003-495 CASE NUMBERS: SITE DEVELOPMENT PERMIT 2024-0001; DEVELOPMENT AGREEMENT 2024-0001 PROJECT: BRAVO ESTATES APPLICANT: DESERT LUXURY PROPERTIES, LLC Motion passed: ayes – 6, noes – 0, absent – 1 (Neito), abstain – 0. COMMISSIONER NIETO RETURNED TO THE DAIS AT 7:58 P.M. FOR THE REMAINDER OF THE MEETING STUDY SESSION – None. STAFF ITEMS 1. GENERAL PROJECT UPDATE Planning Manager Flores provided project updates on the City’s Sphere of Influence and possible annexation, and the Highway 111 Corridor Specific Plan draft; projects scheduled for Council consideration, including Jefferson Square and code updates; recently approved projects, including La Quinta Landing, a Gymnastic Training Facility, The Golf Bar, and the Madison Club Comfort Station; projects under construction including Chick-fil-A, QuickQuack Car Wash, PGA Superstore, and Jefferson Street Apartments; recently completed projects including Five Below and The Grove at La Quinta Resort; and city projects including new sidewalk near the current Best Buy at the north side of Highway 111. COMMISSIONER ITEMS – None. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioner Guerrero/Chairperson Hassett to adjourn this meeting at 8:06 p.m. Motion passed: ayes – 7, noes – 0, absent – 0, abstain – 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California