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HomeMy WebLinkAbout2020-12-15 PC Regular Meeting MinutesCITY OF PALM DESERT PALM DESERT PLANNING COMMISSION MINUTES TUESDAY, DECEMBER 15, 2020 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Lindsay Holt called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Chair Lindsay Holt Vice -Chair John Greenwood Commissioner Nancy DeLuna Commissioner Ron Gregory Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Wayne Olson, Senior Management Analyst Amy Lawrence, Management Analyst Deborah Glickman, Business Advocate Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Joseph Pradetto led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS None V. ORAL COMMUNICATIONS None MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of November 17, 2020. Rec: Approve as presented. Upon a motion by Vice -Chair Greenwood, seconded by Commissioner DeLuna, and a 4-0-1 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, and Holt; NOES: None; ABSENT: None; ABSTAIN: Pradetto). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of a recommendation to the City Council approving a Precise Plan, Conditional Use Permit, and Tentative Parcel Map 38023 to construct a three-story mixed -use building consisting of retail and office uses on the ground floor, and 60 total residential apartment units on the second and third floors located on the southeast corner of San Pablo Avenue and Fred Waring Drive; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case Nos. PP/CUP 20-0003 and TPM 38023 (Chandi Group USA, Indio, California, Applicant). Associate Planner Kevin Swartz presented the staff report (staff report(s) is available at www.cityofpalmdesert.org). He mentioned that he received one comment from an adjacent neighbor, Mr. Steve Andrews. He supported the project; however, he requested additional landscaping along his property and the proposed project. Staff recommended approval and offered to answer any questions. He noted that the Chandi Group team is also available to answer questions. Commissioner Nancy DeLuna referred to an art piece and asked if it would be a permanent installation. Mr. Swartz replied that they have not decided on the art. He said any art piece would need to go through the Art in Public Places Commission for approval, or the applicant could pay a fee. 4 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 Commissioner DeLuna asked Mr. Swartz to differentiate all the levels of the building. Mr. Swartz pointed out the roof deck, commercial space, residential space, and parking garage. Commissioner DeLuna asked if it is correct that the commercial tenants would not have access to the pool area. Mr. Swart replied that is correct. Commissioner John Greenwood asked about the circulation as it relates to Phase II of the San Pablo Avenue (San Pablo) corridor and CV Link. Mr. Swartz referred to the PowerPoint to explain the circulation and mentioned the improvements of Phase II for San Pablo. Mr. Ceja added that there is somewhat of a challenge at the Fred Waring intersection. He said the improvements on Santa Rosa Way would mimic improvements made on San Pablo, such as bulb -outs, street parking, and additional trees and landscape. Mr. Swartz noted that the City would designate the streets as shared traffic. Therefore, the City would allow golf carts. Additionally, the applicant would provide golf cart parking. Commissioner Ron Gregory inquired if there would be two restaurants. Mr. Swartz replied that the applicant had not identified the tenants. He said there could be more than two restaurants. Commissioner Gregory asked if the building would be four stories. Mr. Swartz replied that he would let the project architect address the question. Commissioner Gregory commented that the southeast corner would be hot if it is a restaurant and is concerned about shading. Mr. Swartz said there would be some overhang and possibly umbrellas. Chair Holt referred to a PowerPoint slide, and asked if only 12 parking spaces of the 22 parking spaces are dedicated to for residents. Mr. Swartz deferred the question to the applicant. Chair Holt declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MS. AMAN CHANDI, with the Chandi Group, Indio, California, thanked the Planning Commission for their time and City staff for getting them through the Architectural Review Commission (ARC) meetings to be before the Planning Commission. She stated that her 3 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 family and team are proud of their vision for this project and felt it would be a great addition to the City of Palm Desert. She listed their team members that were present to answer any questions. MR. TODD ALDEN, with Danielian Associates, Irvine, California, stated that the space above the retail is the mezzanine space that would service commercial. It is not a fourth level. He said there would be a leasing area on the first floor of the southeast corner, and all residential parking would be located on the second level, with a gate. The first floor would have parking spaces for commercial uses. MR. JOE WICENTOWICH, the project manager, clarified that the leasing area is only on the first level and potentially a clubroom for tenants on the second level, which is an amenity flex space with an outside deck area; not necessarily a restaurant space. He also clarified that the first story is a two-story commercial space. Potential restaurant or retail spaces would compromise one story as they face San Pablo and Fred Waring Drive. He said the parking deck is two levels but aligns with the one-story area. The residential apartments start at the third podium level. Vice -Chair John Greenwood asked if they were able to allocate shaft space for mechanical components and are they able to screen the residential HVAC equipment. MR. WICENTOWICH replied yes, they are prepared for all the requirements for restaurant and retail uses. He said everything would go up vertically in conjunction with all other utilities. He shared that they worked with the ARC because they had a similar concern, I noting that the unattractive components would be well hidden. Vice -Chair Greenwood inquired where the trash bins would be located. Mr. Swartz pointed to the proposed location of the trash bins. For the units located on the south side, Vice -Chair Greenwood asked if they would have to travel northeast. MR. WICENTOWICH replied yes. Vice -Chair Greenwood asked if Burrtec is comfortable with the capacity of servicing both retail and residential functions. Commissioner Gregory voiced his concern with the landscaping on the east side and asked if it is possible to provide the landscaping requested by Mr. Andrews. He stated that the south part of the building appears to be naked. He pointed out that the building is a harsh structure looming over a one-story building. He also voiced his concern about Santa Rosa Way, which appears minimally landscaped. He said there are only two Tipuana trees on San Pablo and asked why the applicant could not add more to maintain continuity. He asked the applicant to consider adding more trees north along San Pablo, if possible. rd MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 MR. CHRIS HERMANN, the landscape architect, Palm Desert, California, stated that they all want to screen the property boundary. However, they are not able to plant over relocated utility lines. He noted that the neighboring property is the only place to add planting, but they do not own that property. Regarding other street tree locations, he would leave that up to the City planners and the architect. He said they had done things to mitigate the balcony views for the residents. Commissioner Gregory inquired where the relocated utilities are. MR. HERMANN replied between the two properties. Commissioner Gregory voiced his concern with the landscaping between the two properties. He felt that there should be something done in conjunction with the neighbor to make the building less harsh. MR. MARK CHAPPELL, the civil engineer, Indio, California, mentioned that the rendering does not show the existing block wall along the west side between the two properties, which abuts against their property. Therefore, the lower portion is already screened. Commissioner Gregory asked Mr. Hermann if he could not state that the landscaping between the properties is minimal. MR. HERMANN responded that there are opportunities to add screen material such as a trellis material with climbing plants; however, they have not had that discussion with the architectural team or the client. Commissioner Gregory noted there are some street trees on Santa Rosa Way, and said part of the joy of being a landscape architect is trying to mitigate a large building. MR. HERMANN said he has not looked at that side of the building in a while and could take another look. Commissioner Gregory asked whom he would talk to about adding more trees along San Pablo. Mr. Ceja responded that the two Tipuana trees on San Pablo are existing trees. Because of the dedicated right -turn pocket, it is difficult to add more landscape planers into that area. Commissioner Gregory commented that from a landscape architectural perspective to create an urban look, it is successful; however, the landscaping is minimal. Chair Holt appreciated the proposed project being pedestrian -friendly and agreed that there is a lot of hardscape. She noted it gets very hot during the summertime and wants to make sure pedestrians feel comfortable traveling along San Pablo. She said whatever could be done to make the project as pedestrian -friendly as possible by incorporating additional landscaping shading or canopy covers to make it more comfortable. It would be beneficial to the City and the project. She commented that students might live in the 5 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 units, and she asked if the clubroom would have amenities designed for students, such as workstations. She felt it would be nice to have a portion dedicated to students. She was grateful for the proposed bike storage. Commissioner DeLuna requested to see how many parking spaces are available for commercial and residential uses. Mr. Swartz explained that the ground level has 78 parking spaces. MR. WICENTOWICH interposed that the mixture of retail commercial and residential is primarily on the first level. On the first level, 22 parking spaces are dedicated to residential, and the entire upper level is dedicated to residential. He said the ramp to the upper deck would have a secure vehicle barrier so residents could have secured parking. The bottom level would be open to the public. Commissioner DeLuna asked if residents would have assigned parking spaces. MR. WICENTOWICH answered that they had not had that discussion, but that is a program requirement the Chandi Group would need to discuss. Commissioner DeLuna commented that she was thinking of residents that have guests who might fill parking spaces. MR. WICENTOWICH communicated there are 22 parking spaces on the first level in a boxed out area for guests. They want to refrain from having any public traffic going to the upper level. He mentioned that they would also locate the handicap spaces and vehicle charging stations on the first level. Commissioner DeLuna asked how residents would access the upper levels. MR. WICENTOWICH responded that there would be elevators and stairs with secured, controlled access for residents only. With no further testimony offered, Chair Holt declared the public hearing closed. Commissioner Gregory thought that the proposed project is great and pleased with the architecture, use of the site, and parking. His concern is having a large building with minimal landscaping. At this point, Commissioner Gregory lost his connection to the Zoom meeting. Vice -Chair Greenwood agreed that the project is elegant and well designed. The project is perfect for the vision the City wanted to carry out as part of the General Plan. He is excited about the project presented by the applicant. Commissioner DeLuna echoed Vice -Chair Greenwood's comments. She stated that it is the vision the City had with the update of the San Pablo corridor, which promotes walkability. She felt the applicant did an excellent job. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 Chair Holt agreed, noting that the project density is appropriate for the area, and it is going to be a beautiful addition to the City of Palm Desert. She thanked staff for working diligently with the applicant to comply with standards and guidelines and bringing this project together. Commissioner Pradetto moved for approval, and Commissioner DeLuna seconded the motion. Mr. Ceja interjected that Commissioner Gregory is rejoining the Zoom meeting. Commissioner Gregory continued his comments by saying that he would like to see more of an effort made on the landscape to soften the building to make it a better experience for the neighbors and pedestrians. Commissioner Pradetto asked Commissioner Gregory if he had any suggestions. Commissioner Gregory suggested adequate screening on the east side to mitigate the neighbor's concern and pedestrian -friendly landscaping on Santa Rosa Way, San Pablo, and Fred Waring Drive. Commissioner Pradetto informed Commissioner Gregory that he made a motion for approval and Commissioner DeLuna seconded the motion. For that reason, he asked for his suggestions. Thus, he was curious about whether he should rescind the motion and add conditions to the conditions of approval or have the applicant work with staff. Commissioner Gregory stated that he does not know the applicant's present demands concerning timing. If the Planning Commission approves the project "subject to," the applicant may not take the landscaping seriously. He asked if the applicant could address the Commission. Commissioner DeLuna noted that Chair Holt closed the public hearing. Chair Holt reopened the public hearing for additional testimony. MR. WICENTOWICH stated that the intent was to landscape the strip between the two properties. As Mr. Chappell mentioned earlier, the cable company had to relocate its service line from the east and down the pathway, which made it difficult to add landscaping. He does not know if the cable lines could run lower to allow for more landscaping. Regarding the landscape strip on the northeast portion near the loading zone, the applicant is working with Southern California Edison on figuring out the provisions to the transformer that is hidden at the corner. They cannot run the provisions under the parking area due to the underground water detention. He said they would be happy to have landscaping to the greatest extent possible; however, they have limitations. MR. CHAPPELL added that the appropriateness of planting coniferous trees in a five-foot space between two vertical block walls seemed like it would not work, and difficult to maintain the trees. For the trees on the southeast and northeast section, the only opportunity to bring electricity into the site is along the easterly property line due to the 7 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 underground stormwater retention requirements. He said they discussed adding landscaping on the upper level of the building facing east and thought the issue was addressed. Commissioner Gregory asked Mr. Hermann if they were planning to plant conifer trees on the east side. MR. HERMANN replied that they are looking at planting shoestring acacias on the east side. Commissioner Gregory commented there are issues with landscaping that need to be addressed. He felt that the landscape was short shifted. MR. WICENTOWICH commented that they discussed screening the upper story between the two properties, potentially with hanging vines. However, the landscape architect had concerns with maintaining the planters. MR. HERMANN mentioned that there is an opportunity to look at softening the sidewalks. He asked Commissioner Gregory if he wants the applicant to soften the entire building elevation or the pedestrian scale. Commissioner Gregory responded that they would not be able to soften a three-story building, but would like to soften the pedestrian scale and buffer the east side of the building. Mr. Stendell conveyed that the Planning Commission could take the comments in the form of a condition, and City staff could take the landscape plan to the ARC for review and approval. He noted that construction documents have to go back to the ARC, and staff could transmit the Planning Commission's comments to the ARC. MR. NACHHATTAR CHANDI, the project owner and developer, Indio, California, interjected that he preferred not to go back to ARC. He said they have already done a lot of work on this project and, it has cost a lot of money. He does not want to bounce back and forth between Commissions. He asked Commissioner Gregory if he is a landscape architect. Commissioner Gregory replied that he is a licensed landscape architect. MR. CHANDI stated that his group hired the greatest landscape architect in the Coachella Valley, and they worked a lot on the landscaping. He expressed that he does not see cutting back on the building and sidewalk to add more landscaping. He said it does not make sense economically and for maintenance reasons. Mr. Chandi stated that due to COVID-19, costs for this project have increased by about 30 percent. He communicated that he is open to suggestions, would like to move this project forward and begin construction in 2021. 1 A MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 Commissioner Gregory agreed with Mr. Chandi that he would prefer that the landscape plan not go back to the ARC. He did not intend to stall the project, however, wanted to bring up some important points. MR. CHANDI stated that he would prefer to work on the landscape plan with City staff. Commissioner Gregory commented that there are two options; one would be to go back to ARC, and the other is to add a condition(s). He asked if the conditions would have teeth to them. Mr. Stendell replied that the conditions absolutely have teeth, which become part of the Planning Commission resolution. With no further comments, Chair Holt closed the public hearing. Chair Holt inquired if Commissioner Pradetto needed to rescind his motion. Commissioner Pradetto briefly explained the procedure to rescind his motion; however, he stated that he would not rescind his motion. Commissioner Gregory asked if the motion included the condition for additional landscaping. Commissioner Pradetto replied no. He asked what the specific condition is, and he would decide if he would rescind his motion. Commissioner Gregory responded that he would add a condition for the applicant to add screening on the east side of the building and pedestrian -friendly landscaping on San Pablo, Santa Rosa Way, and Fred Waring Drive. Mr. Stendell clarified that staff would need specific language for the condition of approval, or staff would work with the ARC to review and approve the landscape concepts. Commissioner Pradetto amended the motion and moved to waive further reading and adopt Planning Commission Resolution No. 2784, recommending to the City Council approval of Case Nos. PP/CUP 20-0003 & TPM 38023, subject to add the following to the condition of approvals: The applicant shall revise the landscape plan to include pedestrian - friendly plants on all sides of the property, add additional landscape screening to the southeast portion of the lot, and consider using non -deciduous landscaping. The City's ARC shall review the landscape plan at the time that the ARC reviews the construction drawings; and adopt a Notice of Exemption in accordance with CEQA. The motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). The Chandi Group thanked the Planning Commission and City staff for their time and appreciated everything that they did. 9 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15, 2020 Commissioner DeLuna thanked the Chandi Group for their investment to improve the quality of life in Palm Desert with a landmark project that would accomplish the vision the City had with the General Plan update and the San Pablo corridor improvements. Commissioner Gregory concurred with Commissioner DeLuna and apologized for being difficult. He felt it is a great project. XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES 1. PRESENTATION on public art by Management Analyst Amy Lawrence. Management Analyst Amy Lawrence provided a PowerPoint presentation on public art programs and projects. B. PARKS & RECREATION Mr. Stendell reported that the Parks & Recreation Commission is making progress on installing a plaque on the bridge at the Civic Center Park. XIII. REPORTS AND REMARKS Mr. Stendell reported that the selection for the 2021 Chairperson and Vice -Chairperson would occur at the second meeting in January. XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Holt adjourned the meeting at 7:32 p.m. ATTEST: RYAN STENDELL, SECRETARY N rl%_� - ('�� ZgL�� MONICA O'REILLY, RECOR G SECRETARY 1 1 1 10