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HomeMy WebLinkAbout2026 03 10 PC MinutesPLANNING COMMISSION MINUTES Page 1 of 6 MARCH 10, 2026 PLANNING COMMISSION MINUTES TUESDAY, MARCH 10, 2026 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Vice Chairperson Guerrero. PRESENT: Commissioners Bohlinger, Hernandez, McCune, Nieto, and Vice Chairperson Guerrero ABSENT: Commissioner Hundt and Chairperson Hassett STAFF PRESENT: Design and Development Director David Newell, Public Works Director Bryan McKinney, Planning Manager Cheri Flores, Senior Planner Scott Nespor, Associate Planner Jack Lima, Deputy City Attorney Jessica Sanders (via teleconference), and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Bohlinger 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 Nieto/Hernandez to confirm the agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR – None BUSINESS SESSION 1. REVIEW GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORTS FOR CALENDAR YEAR 2025 AND RECOMMEND THAT CITY COUNCIL AUTHORIZE SUBMITTAL TO THE GOVERNOR’S OFFICE OF LAND USE AND CLIMATE INNOVATION AND THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Planning Manager Flores presented the staff report, which is on file in the Design and Development Department. PLANNING COMMISSION MINUTES Page 2 of 6 MARCH 10, 2026 The Commission discussed the City’s progress toward its Regional Housing Needs Allocation (RHNA) requirements through 2029, including the likelihood of meeting the remaining units and the potential consequences if they are not met. Staff noted that outcomes depend largely on developer activity and that any shortfall may be carried into the next housing cycle, with possible State implications. Commission discussion continued regarding constraints such as limited land availability and the voluntary nature of development, and confirmed that accessory dwelling units (ADUs) may count toward RHNA if they meet the affordability criteria. Staff also outlined available incentives, including California Environmental Quality Act (CEQA) streamlining through the proposed Highway 111 Specific Plan and Development Code, and State density bonus provisions, while noting the City does not provide direct financial assistance. Staff clarified that RHNA units are counted upon issuance of building permits and are subject to review by the California Department of Housing and Community Development (HCD). MOTION – A motion was made and seconded by Commissioners Bohlinger/Nieto to recommend that the City Council authorize submittal of the General Plan and Housing Element Annual Progress Reports to the Office of Climate and Land Use Innovation and State Department of Housing and Community Development, as presented. Motion passed: ayes – 5, noes – 0, absent – 2 (Hassett and Hundt), abstain – 0. STUDY SESSION – None PUBLIC HEARINGS 1.CONSIDER ADOPTING A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2024-0005 (TTM 38965), TO ALLOW THE SUBDIVISION OF 2.88 ACRES INTO FIVE (5) LOTS; CEQA: THE APPLICATION IS CONSISTENT WITH THE PGA WEST SPECIFIC PLAN (SP1983-002) ENVIRONMENTAL IMPACT REPORT AND NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED; PROJECT: PGA WEST – HERMITAGE; LOCATION: EAST SIDE OF HERMITAGE AND NORTH OF AVENUE 58; APPLICANT: HJ/CJ PARTNERSHIP DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioners Bohlinger, McCune, Hernandez, and Vice Chairperson Guerrero stated they had no conflict or contacts to report. COMMISSIONER NIETO SAID THAT HE WOULD RECUSE HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NOS. 1 AND 2 DUE TO A POTENTIAL CONFLICT OF INTEREST AS HIS EMPLOYER, THE ALTUM GROUP, IS A CONSULTANT OF THE APPLICANT ON THESE PROJECTS, AND LEFT THE DAIS AT 5:16 P.M. FOR THE REMAINDER OF THE MEETING. Senior Planner Nespor presented the staff report, which is on file in the Design and Development Department. PLANNING COMMISSION MINUTES Page 3 of 6 MARCH 10, 2026 VICE CHAIRPERSON GUERRERO DECLARED THE PUBLIC HEARING OPEN AT 5:23 P.M. PUBLIC SPEAKER: Ben Dobbs, Executive Director of PGA West (Applicant) – introduced himself and provided a brief presentation on the proposed Hermitage tract map, including background on PGA West, the long-term ownership’s investment in the property, and the intent to complete buildout of the remaining residential lots consistent with the existing specific plan. Mr. Dobbs indicated the proposed map would create four home sites on five lots, with one lot to remain as a maintenance yard, and emphasized that the future homes would be single-story residences, not to be used as short-term vacation rentals (STVR), and consistent with the existing specific plan standards; and described neighborhood outreach efforts, including town hall meetings, mailed notices, and email communications to property owners and residents within a 500-foot radius from the project site. Commission Secretary Flores said two WRITTEN PUBLIC COMMENTS were received from the residents listed below, in alphabetical order, commenting on the project’s potential negative impacts on views, loss of privacy, and reduction in open space, and inquiring about access, construction staging, HOA matters, design criteria, density, and STVR allowances; all comments were distributed to the Commission prior to the meeting, made public, published on the City’s website, and included in the public record of this meeting: Jennifer Carr, La Quinta (PGA West) – opposed Mike Conley, La Quinta (Stone Creek Ranch) Judy and Todd Schrecker, La Quinta (PGA West) John Williams, La Quinta (PGA West) PUBLIC SPEAKER: Matthew Manfred, La Quinta (Stone Creek Ranch) – opposed to the project due to loss of mountain views, privacy impacts, proximity of future homes to existing rear yards, traffic, and operational impacts related to the reduced maintenance yard area, employee parking, and lack of neighborhood outreach to surrounding communities. PUBLIC SPEAKER: James Dunford, La Quinta (Stone Creek Ranch) – opposed to the project due to similar concerns as the speaker listed above regarding loss of views, privacy, and proximity of this development to its neighboring community, and further emphasized potential impacts associated with golf course maintenance operations, including noise, traffic, and employee activity. The Commission asked questions of the Applicant regarding the number of proposed lots and homes, notice and outreach to nearby residents, the continued operation and reduced footprint of the golf course maintenance yard, employee parking, project access and construction staging, the space behind the new homes including separate strip of land and 20-foot setback area, and the potential for additional screening along the rear property line. The Applicant explained overflow maintenance functions and stored equipment would be relocated to another yard, that the strip of land behind the new homes would not be used for parking, and future homes would be consistent with the existing neighborhood and remain subject to the approved specific plan, including restrictions on building height and PLANNING COMMISSION MINUTES Page 4 of 6 MARCH 10, 2026 the prohibition of STVRs. The Commission also discussed future HOA assignments and confirmed that detailed home design and landscaping would be reviewed at a later time. VICE CHAIRPERSON GUERRERO DECLARED THE PUBLIC HEARING CLOSED AT 5:49 P.M. Commission discussion continued regarding the project’s consistency with the specific plan and environmental documentation and limitations on denying housing proposals absent specific findings under State law. While acknowledging neighborhood concerns regarding views and privacy, the Commission expressed consensus that the tract map was consistent with applicable standards and indicated support for the project as presented. MOTION – A motion was made and seconded by Commissioners McCune/Bohlinger to adopt Planning Commission Resolution No. 2026-001 approving Tentative Tract Map 2024- 0005 (TTM 38965) within PGA West, allowing the subdivision of a 2.88-acre site into five lots with residential zoning, and make a finding that the proposed application is consistent with the PGA West Specific Plan (SP 1983-0002) Environmental Impact Report and no further environmental review is necessary, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2024-0005 (TTM 38965) FOR THE SUBDIVISION OF 2.88 ACRES INTO FIVE LOTS AND FINDING THAT THE PROJECT IS CONSISTENT WITH THE PGA WEST ENVIRONMENTAL IMPACT REPORT (ENVIRONMENTAL ASSESSMENT 1983-009) AND REQUIRES NO FURTHER ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA GUIDELINES SECTION 15162 CASE NUMBERS: TENTATIVE TRACT MAP 2024-0005 (TTM 38965) PROJECT: PGA WEST – HERMITAGE APPLICANT: HJ/CJ PARTNERSHIP Motion passed: ayes – 4, noes – 0, absent – 3 (Hassett, Hundt, and Nieto), abstain – 0. 2. CONSIDER ADOPTING A RESOLUTION TO APPROVE TENTATIVE TRACT MAP 2024-0001 (TTM 38966) TO ALLOW THE SUBDIVISION OF 3.26 ACRES INTO NINE (9) LOTS; CEQA: THE APPLICATIONS ARE CONSISTENT WITH THE PGA WEST ADDITIONS SPECIFIC PLAN (SP 1990-017) ENVIRONMENTAL IMPACT REPORT AND NO FURTHER REVIEW IS REQUIRED; PROJECT: PGA WEST – SEMINOLE; LOCATION: EAST SIDE OF SEMINOLE AND NORTH OF AVENUE 58; APPLICANT: HJ/CJ PARTNERSHIP DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioners Bohlinger, McCune, Hernandez, and Vice Chairperson Guerrero stated they had no conflict or contacts to report. COMMISSIONER NIETO PREVIOUSLY RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NOS. 1 AND 2 DUE TO A POTENTIAL CONFLICT OF INTEREST AS HIS EMPLOYER IS A CONSULTANT OF THE APPLICANT ON THESE PROJECTS AND REMAINED ABSENT FOR THE REMAINDER OF THE MEETING. PLANNING COMMISSION MINUTES Page 5 of 6 MARCH 10, 2026 Senior Planner Nespor presented the staff report, which is on file in the Design and Development Department. VICE CHAIRPERSON GUERRERO DECLARED THE PUBLIC HEARING OPEN AT 6:02 P.M. PUBLIC SPEAKER: Ben Dobbs, Executive Director of PGA West (Applicant) – introduced himself and provided a brief presentation including a description of the site, proposed residential development, and consistency with the specific plan, noting that future homes would comply with established standards, including height restrictions and prohibition of STVRs, and would be designed to be compatible with the surrounding neighborhood; and summarized outreach efforts, and noted feedback related to construction access, traffic, and staging may be incorporated into future development agreements. Commission Secretary Flores said WRITTEN PUBLIC COMMENTS were received from the residents listed below, in alphabetical order, opposing and commenting on the project’s potential impacts on views, loss of privacy, and reduction in open space, and inquiring about access, construction, HOA matters, design criteria, density, development standards, and STVR allowances; all comments were distributed to the Commission prior to the meeting, made public, published on the City’s website, and incorporated into the public record of this meeting: Martin Brown, La Quinta (PGA West) Jennifer Carr, La Quinta (PGA West) – opposed Beath Mahrer, La Quinta (PGA West) Judy and Todd Schrecker, La Quinta (PGA West) John Williams, La Quinta (PGA West) – opposed Commission Secretary Flores noted there were no requests to speak during this public hearing. The Commission asked questions of the Applicant regarding the development of the remaining irregular parcels, site constraints, and adjacent land uses, including nearby Imperial Irrigation District (IID) property. The Applicant explained that prior ownership timelines limited development of these parcels and that current ownership is pursuing long- term buildout. VICE CHAIRPERSON GUERRERO DECLARED THE PUBLIC HEARING CLOSED AT 6:09 P.M. Commission discussion continued to include members noting the project’s consistency with the specific plan and zoning, and expressed consensus in support of the infill development of underutilized parcels as presented; acknowledged community feedback and encouraged consideration of construction access and neighborhood impacts, but noted there was no legal basis to deny the project. PLANNING COMMISSION MINUTES Page 6 of 6 MARCH 10, 2026 MOTION – A motion was made and seconded by Vice Chairperson Guerrero/Commissioner Hernandez to adopt Planning Commission Resolution No. 2026-002 approving Tentative Tract Map 2024-0005 (TTM 38966) within PGA West Additions Specific Plan, allowing the subdivision of a 3.26-acre site into nine lots with residential zoning, and make a finding that the proposed application is consistent with the PGA West Additions Specific Plan (SP 1990- 017) Environmental Impact Report and no further environmental review is necessary, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 2024-0001 (TTM 38966) AND FINDING THAT THE PROJECT IS CONSISTENT WITH THE PGA WEST ADDITIONS ENVIRONMENTAL IMPACT REPORT AND REQUIRES NO FURTHER ENVIRONMENTAL REVIEW, CONSISTENT WITH CEQA GUIDELINES SECTION 15162 CASE NUMBERS: TENTATIVE TRACT MAP 2024-0001 (TTM 38966) PROJECT: PGA WEST - SEMINOLE APPLICANT: HJ/CJ PARTNERSHIP Motion passed: ayes – 4, noes – 0, absent – 3 (Hassett, Hundt, and Nieto), abstain – 0. DEPARTMENTAL REPORT – None COMMISSIONER ITEMS – None ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Bohlinger/McCune to adjourn this meeting at 6:13 p.m. Motion passed: ayes – 4, noes – 0, absent – 3 (Hassett, Hundt, Nieto), abstain – 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California