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HomeMy WebLinkAbout2021-04-06 PC Regular Meeting Minutes 00000000000 CITY OF PALM DESERT ^ i PALM DESERT PLANNING COMMISSION , 'A FAA : MINUTES Alp ,.• • TUESDAY, APRIL 6, 2021 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair John Greenwood called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Absent: Chair John Greenwood Commissioner Ron Gregory Vice-Chair Nancy DeLuna Commissioner Lindsay Holt Commissioner Joseph Pradetto Also Present: Craig Hayes, Assistant City Attorney Eric Ceja, Deputy Director of Development Services Kevin Swartz, Associate Planner Nick Melloni, Assistant Planner Christina Canales, Engineering Assistant Deborah Glickman, Business Advocate Monica O'Reilly, Management Specialist II Susan Myrland, Art in Public Places Commission Chair 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 APRIL 6, 2021 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of March 16, 2021. Rec: Approve as presented. Upon a motion by Vice-Chair DeLuna, seconded by Commissioner Pradetto, and a 4- 0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Holt, and Pradetto; NOES: None; ABSENT: Gregory). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION to approve a Precise Plan of design to convert the former oil change building into a design showroom, including a new 1,810-square- foot addition for H3K Design located at 74180 Highway 111; and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case No. PP 21-0003 (H3K Design, Palm Springs, California, Applicant). Associate Planner Kevin Swartz presented the staff report (staff report(s) is available at https://www.cityofpalmdesert.org/our-city/committees-and-commissions/planning commission-information-center). He noted that staff received a letter from a resident stating that the height did not meet the standards. He clarified that the property is zoned Downtown Overlay and a project could potentially be four stories. The proposed project meets the height standards for a single-story building. He also noted that there were two letters from residents stating their concern with parking for the project. Staff recommended approval and offered to answer any questions. The applicant is also present to answer any questions. Vice-Chair Nancy DeLuna asked how long the lease is. Mr. Swartz responded that the applicant's lease is for 10 years. After 10 years, the applicant could potentially purchase the building or extend the lease. Vice-Chair DeLuna asked if there is a concern if a new tenant came in that would need more parking. 2 MINUTES PALM DESERT PLANNING COMMISSION APRIL 6, 2021 Mr. Swartz said that in 10 years a lot could happen with vehicles and the area. He stated that City staff is comfortable with the proposed project. Chair Greenwood asked if there is a possibility of losing a parking space due to the location of the trash enclosure being near the ADA accessible parking space. Mr. Swartz replied that Burrtec did approve the location of the trash enclosure. When the applicant submits the construction documents, the applicant would need to meet the ADA accessible requirements through the Building and Safety Department. He said he would also let the applicant address parking. Chair John Greenwood declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. HOWARD HAWKES, the applicant, commented that he and Mr. Kevin Kemper are the owners of H3K Design. They have been living in the desert for about 16 years and have a showroom in Palm Springs. He said they hope to open their business in Palm Desert. He asked the Planning Commission if they had specific questions. Mr. Swartz asked the applicant to address the trash enclosure. MR. KEVIN KEMPER, the applicant, stated that Burrtec reviewed the trash enclosure, 111 and they said it is serviceable. Regarding the ADA accessible parking space, they would make sure it is addressed when Burrtec is servicing the property. Chair Greenwood voiced his concern with the ADA accessible parking space. Vice-Chair DeLuna asked how many customers are in the showroom at one time. MR. KEMPER replied that generally, they have two to three customers at one time. He noted that there their customer traffic is spread throughout the day. Additionally, their warehouse is located in Palm Springs; therefore, they do not have furniture deliveries or pickups. Chair Greenwood asked the applicant if they have any concerns getting the ductwork down from the higher screened element. MR. KEMPLER responded that everything fits within the height of the building. The following individuals submitted letters (letters are available at https://www.cityofpalmdesert.orq/our-city/committees-and-commissions/planning- commission-information-center) to the Planning Commission and voiced their concern with the parking and safety standards: MS. KIM HOUSKEN, a resident, Palm Desert, California MS. BRIGETTE JOHNSON, a resident, Palm Desert, California 3 MINUTES PALM DESERT PLANNING COMMISSION APRIL 6, 2021 With no further testimony offered, Chair Greenwood declared the public hearing closed. Commissioner Lindsay Holt believed there are certain areas in town that the City allows off-street parking to be counted for a certain facility. She asked if this is the case for the proposed project location. Mr. Swartz responded that the City typically does not want to rely on off-street parking. However, there is parking available on the frontage road. For this project, Commissioner Holt commented that there are three parking spaces along Alessandro Drive fronting the property and wondered if they could consider those spaces when discussing the parking calculation. Mr. Swartz said that the Commission could consider the parking spaces along Alessandro Drive. Commissioner Holt asked if it is correct that there is no parking available on Cabrillo Avenue. Mr. Swartz replied that is correct. He explained that the paved area would be replaced with landscaping and a wall. Commissioner Holt inquired if there is an opportunity to keep the paved area for parking. Mr. Swartz said that the Commission could propose that idea to the applicant. I Commissioner Holt asked if the City has considered having a traffic consultant prepare a letter regarding whether or not parking is feasible for a project. Deputy Director of Development Services Eric Ceja answered that Commissioner Holt made a good suggestion and it is something that the staff should look into. He said that parking standards are not standardized around the world or in other cities. It is up to each jurisdiction to set parking standards. He said it is up to the Planning Commission to decide what is the appropriate number of parking spaces for this proposal. He reiterated that it is difficult to know what is going to happen in that area 10 years from now. Commissioner Holt commented that a minor traffic study should not cost too much. The information would be helpful if they are prepared before the Commission meetings. Commissioner Pradetto felt that the Commission would still have the same discussions regarding parking, even with a letter from a traffic analyst. The Commission would need to use their judgment to determine if parking is adequate now and in the long-term future. He said transportation would be changing a lot in the next decade or two. He mentioned that the people that spoke are not opposed to the project; however, they are questioning the long-term evolution of the parking under future tenants and any impacts that may occur. Unfortunately, they do not know the future 10 minutes out, and much less 10 years out. He stated that the applicant's 10-year lease is a decent size lease. However, theII 4