HomeMy WebLinkAbout1999-10-26 PALM DESERT ARCHITECTURAL REVIEW COMMISSION
TUESDAY, OCTOBER 26, 1999
MINUTES
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I. CALL TO ORDER
The meeting was called to order at 12:30 p.m.
Commissioners Present Current Meeting Year to Date
Present Absent Present Absent
Wayne Connor X 18 2
Ronald Gregory X 16 4
Richard Holden X 17 3
Richard O'Donnell X 18 2
Frank Urrutia X 18 2
Chris Van Vliet X 20 0
Staff Present: Steve Smith, Planning Manager
Martin Alvarez, Assistant Planner
Kim Chafin, Senior Office Assistant
II. APPROVAL OF MINUTES
Commissioner Van Vliet moved, seconded by Commissioner O'Donnell, to approve
the minutes of the September 28, 1999 and October 12, 1999 meetings. Motion
carried 5-0.
III. ORAL COMMUNICATIONS
None.
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IV. CASES
1. CASE NO.: CUP 97-6
APPLICANT (AND ADDRESS): JERRY WALKER, TWW INVESTMENTS
for DEL TACO RESTAURANT, P.O. Box 11527, Palm Desert, CA 92255
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of exposed neon
border
LOCATION: 74-617 Highway 111
ZONE: C-1
Mr. Alvarez reported that Del Taco seeks approval to install an exposed
neon border along the building's north and west elevations. The single tube
neon border is proposed in red and will be contained within a channel. The
channel is created through the existing building's fur-out along the top of the
parapet and a proposed 3-inch by 2-1/2 inch structural foam detail attached
to the wall below the neon. Based on the Commission's most recent
direction, staff recommends that the neon tubing be placed behind a reveal,
allowing a glow effect along the wall.
Staff recommends approval of a modified version of the neon border,
concealing the tubing behind a reveal, while still allowing for a halo or glow
effect along the wall.
Commissioner O'Donnell opined that neon borders are generally too bright,
to which Rob of California Neon replied that the neon is necessary for
visibility, and if the staff recommendation is implemented, it will cost the
applicant more money. Commissioner Holden pointed out that it would cost
a lot less not to use neon at all, and added that he would suggest that the
reveal element be continued to the back of the building on the east side.
Commissioner O'Donnell asked if the red color will match the red in the sign,
to which Rob of California Neon responded affirmatively.
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Action:
Commissioner Holden moved, seconded by Commissioner Van Vliet, to
approve the neon border with the condition that it be screened from direct
view, i.e., with a shield or within a reveal, that any architectural detailing be
continued to the back of the building along the east side, that the neon.be
eliminated on the west facing tower, and that the neon include a rheostat.
The motion carried 5-0, with Commissioner Connor absent.
2. APPLICANT (AND ADDRESS): TIM BARTLETT for NEVADA BOB'S, 73-
382 Salt Cedar Street, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Reconsideration of
approval of final working drawings
LOCATION: 74-111 Highway 111 (southeast corner of Highway 111 and
Portola Avenue)
ZONE: C-1
Mr. Smith noted that the applicant has made revisions to the south and west
elevations, and staff recommends approval of the plans as submitted.
Action:
Commissioner Holden moved, seconded by Commissioner Van Vliet, to
approve the revised plans as presented. Motion carried 4-0-1, with
Commissioner Connor absent and Commissioner Urrutia abstaining.
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3. CASE NO.: SA 99-103
APPLICANT(AND ADDRESS): PALMS TO PINES CANVAS for CRF, 69-
640 Sugarloaf Avenue #69, Mountain Center, CA 92561
NATURE OF PROJECT/APPROVAL SOUGHT: Reconsideration of awning
color for approved awning with signage
LOCATION: 73-260 El Paseo
ZONE: C-1
Ms. Chafin reported that the Commission previously approved an awning
structure with signage, but the applicant is now requests that the color of the
awning be royal blue.
Action:
Commissioner Holden moved, seconded by Commissioner Van Vliet, to
approve the revised awning color of royal blue. The motion carried 4-1, with
Commissioner Urrutia dissenting and Commissioner Connor absent.
4. CASE NO.: PP 99-9
APPLICANT (AND ADDRESS): LEWIS BISHOP, 44-645 San Onofre
Avenue, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of final working
drawings for a 16,427 square foot industrial building
LOCATION: 75-130 St. Charles Place
ZONE: S.I.
Mr. Smith reported that the final working drawings are consistent with the
previously approved preliminary plans.
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Mr. Lewis indicated that the texture will be exposed aggregate concrete and
presented color photographs depicting the material. Commissioner Van Vliet
felt that the material looks too much like concrete.
Action:
Commissioner O'Donnell moved, seconded by Commissioner Urrutia, to
approve the plans as presented. The motion carried 3-1, with Commissioner
Van Vliet dissenting and Commissioners Connor and Gregory absent.
5. CASE NO.: TT 27370
APPLICANT (AND ADDRESS GHA HOLDINGS, INC., 68-936 Adelina
Road, Cathedral City, CA 92234
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of front yard
casitas
LOCATION: South side of Hovley Lane West, 1200 feet west of Portola
ZONE: R-1
Mario Gonzalez indicated that 294 square foot self-contained casitas have
been incorporated into the plans, and the lots are 145 feet deep; so there is
room for a casita in the back or front yard. The casitas feature pop out
elements and stone veneer for architectural interest.
Commissioner Urrutia referenced the plans and asked what the right
elevation will look like, to which Mr. Gonzalez replied that it will be a solid
wall. Commissioner Urrutia suggested that something different be done with
that elevation, i.e., more architectural detail, and indicated that he would like
to see the two options for the elevations to see how it all relates.
Action:
Commissioner Van Vliet moved, seconded by Commissioner O'Donnell, to
approve the plans subject to staff confirmation that the revisions are
consistent with the Commission's recommendations. Motion carried 5-0, with
Commissioner Connor absent.
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AGENDA
6. CASE NO.: MISC 99-17
APPLICANT (AND ADDRESS. CURT SHUPE ARCHITECTS, 73-255 El
Paseo, Suite 5, Palm Desert, CA 92260 for DESERT OASIS
APARTMENTS, 77-777 Country Club Drive, Palm Desert, CA 92211
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of five garage
buildings
LOCATION: 77-777 Country Club Drive
ZONE: R-3
Mr. Smith reported that Desert Oasis Apartments, located at the southwest
corner of Country Club Drive and Harris Lane, has new owners, who request
to install a row of garages within the site adjacent to Country Club Drive.
The garage buildings will back toward Country Club and take access from
within the project. The existing landscaping and wall along Country Club will
not be altered. The north elevation of the garage buildings has some detail
to it, and the plans indicate that only the top four± feet will be visible from
Country Club Drive. The top four± feet is primarily the tile roof element.
Staff recommends approval of the plans as submitted.
Action:
Commissioner Van Vliet moved, seconded by Commissioner Holden, to
approve the plans as presented. The motion carried 5-0, with Commissioner
Connor absent.
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AGENDA
7. CASE NO.: SA 99-76
APPLICANT (AND ADDRESS A&S ENGINEERING for CIRCLE K, 207
W. Alameda Avenue #203, Burbank, CA 91502
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of revised plans
for an existing fascia, installation of one building sign and reface of one
monument sign
LOCATION: 45-200 Portola Avenue
ZONE: C-1
Mr. Alvarez reported that this matter was continued from the August 10 and
September 28 Commission meetings to allow the applicant to revise the
plans in order to achieve a more compatible design with the City's current
architectural standards. The Commission also had concerns with the
removal of the existing functional overhang. In terms of signage, the
Commission continued the monument signage request in order for the
proposal to comply with the City's Sign Ordinance.
The applicant has submitted revised plans which include a mansard roof with
metal s-tile panels. The building will be painted in an egret white. The
request still includes the removal of the existing overhang and replacement
with a mansard roof which projects seven feet from the building. The wall
signage includes a five-foot by five-foot internally illuminated can sign which
projects out from the roof, finished in stucco with red and white faces. The
monument signage has been revised to include the removal of the "Liquor"
copy beneath the Circle K logo and now has a maximum height of six feet
from grade. The sign now meets the City's sign ordinance. The building has
70 feet of building frontage and is entitled to a total of 60 square feet of
signage. Monument signage is to be included in the total amount and should
not exceed 30 square feet (i.e., half the allowable square footage). In terms
of square footage, all signage is within the maximum allowed by the
ordinance.
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AGENDA
Staff recommends that the Commission review the proposed fascia remodel
and determine its compatibility with the building. Staff recommends that any
treatment which is approved or considered include appropriate screening of
all roof-mounted equipment. Staff recommends that the property's trash
enclosures located along the north side be brought into compliance with the
City's Trash Enclosure Ordinance. Staff also recommends that the
Commission approve the monument sign with a maximum height of six feet
from grade.
Commissioner O'Donnell indicated that he is dissatisfied with the direction
in which this project has been moving, and added that he would prefer to
leave the building as it is rather than approve the proposals that have been
submitted. He suggested that the applicant ask someone with architectural
design talents to take a look at this project because the aesthetics of the
proposals are inadequate.
Doug Masaro of A&S Engineering indicated that the applicant's intent is to
refresh the appearance of the building, and noted that the building is not
being expanded and the use is not being changed; however, the owner is
unwilling to spend a lot of money to redesign the exterior.
Chairman Gregory opined that the existing building looks tacky, and the
proposals would also result in a tacky appearance.
Commissioner Holden stated that the Commission is looking for something
that fits in with and enhances the area.
Mr. Masaro requested a continuance so that he could consult with the
property owner regarding a revised design.
Action:
Commissioner O'Donnell moved, seconded by Commissioner Urrutia, to
continue the case to allow the applicant to incorporate revisions suggested
by the Commission. The motion carried 5-0, with Commissioner Connor
absent.
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AGENDA
8. CASE NO.: SA 99-76
APPLICANT (AND ADDRESS. A&S ENGINEERING for CIRCLE K, 207
W. Alameda Avenue #203, Burbank, CA 91502
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of revised plans
for an existing fascia, installation of one building sign and reface of one
monument sign
LOCATION: 44-775 San Pablo
ZONE: C-1
Mr. Alvarez reported that this matter was continued from the August 10 and
September 28 Commission meetings to allow the applicant to revise the
plans in order to achieve a more compatible design with the City's current
architectural standards. The Commission also had concerns with the
removal of the existing functional overhang. In terms of signage, the
Commission continued the monument signage request in order for the
proposal to comply with the City's Sign Ordinance.
The applicant has submitted revised plans which include a mansard roof with
metal s-tile panels. The building will be painted in an egret white. The
request still includes the removal of the existing overhang and replacement
with a mansard roof which projects seven feet from the building. The wall
signage includes a five-foot by five-foot internally illuminated can sign which
projects out from the roof, finished in stucco with red and white faces. The
monument signs have been revised to include a maximum height of six feet
from grade. The signs now meet the City's Sign Ordinance. The building
has two frontages (San Pablo and San Gorgonio Way). The building has 65
feet of frontage on San Pablo and is entitled to 57 square feet of signage.
The monument and the wall signs total 50 square feet. The building also has
45 square feet of signage. This frontage has a single monument sign
totaling 25 square feet.
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AGENDA
Staff recommends that the Commission review the proposed fascia remodel
and determine its compatibility with the building, and also recommends that
the Commission approve the monument signs with a maximum height of six
feet from grade.
Chairman Gregory noted the Commission's concurrence that the comments
made regarding Case No. SA 99-76 also apply to this case.
Action:
Commissioner O'Donnell moved, seconded by Commissioner Urrutia, to
continue the case to allow the applicant to incorporate revisions suggested
by the Commission. The motion carried 5-0, with Commissioner Connor
absent.
9. CASE NO.: SA 99-114
APPLICANT (AND ADDRESS. AMERICAN STRUCTURES & DESIGN,
c/o Mark Weissenbuehler, 20133 Southeast 353rd Street, Auburn, WA
98092 for HOOTERS, 73-030 El Paseo, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of monument
sign
LOCATION: 73-030 El Paseo
ZONE: C-1
Mr. Alvarez reported that Hooters restaurant will occupy the former Angie's
Deli restaurant site located at 73-030 El Paseo. The restaurant fronts on
Highway 74 and is directly south of the Dean Witter Stanley Morgan building.
The applicant requests an awning sign mounted along the parapet wall, to
recover the existing marquee awning on the west elevation, to install a new
monument sign and to install exposed neon along the north and west
elevations.
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AGENDA
The proposed awning sign is attached to the building fascia along the roof
parapet. The awning creates a 24-inch high by 18-inch wide box which will
be internally illuminated. The awning fabric is orange and the signage will
read "HOOTERS" in white.
The monument sign consists of four-foot high by six-foot wide cabinet sign
with white Lexan faces, orange copy, brown logo and two menu items. The
sign cabinet will be mounted on a concrete base and will be finished in
stucco to match the building. The monument sign will be placed on private
property away from the Highway 74 right-of-way. Staff will verify the location
with the Public Works Department.
The exposed neon is proposed along the north and west elevations and
consists of a double row of orange neon.
The proposed awning sign attached to the parapet above the eave of the
building is prohibited by the City's Sign Ordinance. An exception to signs
above the eave line of a building can be made with approval from the
Architectural Review Commission and the Planning Commission. Reasons
allowing an exception include trying to achieve a special design effect and
being faced with exceptional circumstances because of the type or location
of the business. The applicant requests that an exception be given to allow
the awning sign along the roof parapet. Staff will not recommend approval
of the exception, as it is not integrated into the building's architecture. No
other such exception has been granted for this type of sign or other within
the proposed shopping center.
Staff recommends that the Commission deny the parapet sign and exposed
neon request, and approve the monument sign (on private property) and
marquee awning as presented.
If Request "A" is denied, the applicant requests approval of an alternate sign
program which includes utilizing the existing wall sign and refacing them with
"HOOTERS" copy and logo, and approval of the monument sign and awning
recover as presented in Request "A." The applicant wishes to reface the
existing wall signs located along the west and east elevations, and the sign
will include "HOOTERS" copy and logo in orange. The faces will be white
and the returns would be painted orange to match the building trim and
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AGENDA
awning. The other portions of this request include the same monument sign
and awning recover as was presented in Request "A." Staff recommends
that the Commission approve Request "B" as presented.
Chairman Gregory indicated that he is more inclined toward Request "B",
primarily because he is opposed to parapet signage, with which
Commissioner Van Vliet concurred and added that he also has a problem
with the neon shown on Request "A."
Commissioner O'Donnell pointed out that this is a very high profile site, and
noted that the City does not encourage parapet signage. He stated he has
difficulty with the proposed color because it is very bright, and he would
prefer that it be toned down.
Commissioner Urrutia stated that the only portion of Request "A"that he likes
is the canopy, which he prefers over the canopy proposed in Request "B".
He agreed that parapet signage should not be allowed and that the orange
color should be toned down to more of a burnt orange color. He also
preferred the monument sign shown in Request"B" over that in Request "A."
He indicated he would not be opposed to the additional signage in Request
"B" to be next to the entry, and stated that if the canopy in Request "B" is
approved, the graphics should be eliminated.
Action:
Commissioner Urrutia moved, seconded by Commissioner Van Vliet, to
approved Plan "B" with the following conditions: 1) eliminate the words
"Welcome To" on the canopy; 2) change the orange paint color on the
building trim to a burnt orange color; 3) use a rectangular rather than an oval
freestanding sign; and 4) authorize staff to approve the location of the
freestanding sign. The motion carried 4-0-1, with Commissioner Holden
abstaining and Commissioner Connor absent.
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10. CASE NO.: RV 99-6
APPLICANT (AND ADDRESS ARTHUR M. TOBEY, 77-306 Missouri
Drive, Palm Desert, CA 92211
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of RV storage
in driveway
LOCATION: 77-306 Missouri
ZONE: R-1 (9,000)
Ms. Chafin reported that this application was submitted in response to a
warning issued by the Code Compliance Department regarding the storage
of a recreational vehicle within a front yard area. The subject vehicle is 21
feet in length, eight feet high and eight feet wide. The applicant would like
to continue to store the RV in the driveway, and proposes no screening
treatment. The vehicle is partially screened on the side yard by a large tree
and wooden fence.
Pursuant to the new RV ordinance requirements, staff mailed notices of this
meeting to property owners within a 300-foot radius of the subject property.
Staff has received no comments in response to the notices.
The ordinance requires that the recreational vehicle be substantially (not
completely) screened, and be aesthetically acceptable; so a judgment call
is required in this case. Based on the plans submitted and photographs of
the site, staff believes the recreational vehicle is not substantially screened.
Staff recommends that the Architectural Review Commission deny the
request for approval to store the vehicle in the driveway.
Mr. Tobey indicated that the RV is used on a daily basis as an additional
vehicle, and, therefore, it is not actually being stored, and noted that he has
received written consent from his neighbors.
Robert Vincent of 77-315 Missouri commented that he has no objections and
recommended that the Commission approve Mr. Tobey's request.
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Action:
Commissioner Holden moved, seconded by Commissioner Van Vliet, to
grant approval based on the applicant's representation that the vehicle is
used on a daily basis and that neighbors expressed support for the request.
The motion carried 5-0, with Commissioner Connor absent.
Chairman Gregory left the meeting at 1:50 p.m., whereupon Commissioner
Holden presided over the proceedings.
11. CASE NO.: PP 99-7 and C/Z 9-2
APPLICANT (AND ADDRES k. PEARL INDUSTRIES, INC. , c/o Charlie
Sweet, 43-703 Virginia Avenue, Palm Desert, CA 92211
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of
revised plans for 256 senior residential units, community center and 99-bed
skilled nursing facility on 13.04 acres
LOCATION: West side of Fairhaven between Fred Waring and Parkview
ZONE: PR-7 to be rezoned PR-7 SO (Senior Overlay)
Mr. Smith reported that the request has been withdrawn by the applicant for
the time being.
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12. CASE NO.: PP/CUP 99-5
APPLICANT (AND ADDRES51. RAYMOND T. TROLL, 2323 N. Tustin
Avenue, #F, Santa Ana, CA 92705
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of revised
elevations
LOCATION: 3.43 acres on the west side of California Avenue, south of
New York Avenue
ZONE: R-2 (4,000) S.O.
Mr. Smith reported The Commission previously approved preliminary plans
for the project on California Street. The two (2) story buildings, of which
there are three, were shown at 25 feet in height. The City approval of the
project and Code specifies a maximum height of 24 feet. The applicant has
worked on this problem and determined that he cannot take the height out
of the building interior. The applicant requests approval of a clipped hip roof
type.
Staff recommends that the Architectural Review Commission review the
proposed revised plans and accept same or suggest an alternative solution.
The project architect noted that the top of the roof has been clipped so that
the building will be within the 24-foot height limit.
Action:
Commissioner Urrutia moved, seconded by Commissioner O'Donnell, to
approve the plans as presented. The motion carried 4-0, with
Commissioners Connor and Gregory absent.
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AGENDA
13. CASE NO.: PP 99-17
APPLICANT (AND ADDRESS SANBORN ARCHITECTURE 1227 S.
Gene Autry Trail, Suite C, Palm Springs, CA 92264 for DONALD PECK,
3927 Valle Del Sol, Bonsall, CA 92203
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of an
8,000 square foot retail building
LOCATION: 73-300 El Paseo
ZONE: C-1
Mr. Smith reported The proposed 8,000 square foot retail building is located
in one of the few remaining vacant lots on El Paseo. The proposed single
story (29-foot) building will be set back five to six feet from the front property
line with a colonnade across the front which projects out to the property line.
The building to the west is 12.5 feet high at the front edge and is set back 10
feet from the property line. The building to the east is set back two feet from
the property line and is 19 feet high.
The parking lot is located at the rear (north side of the lot) and takes access
from an existing common driveway. The plan provides 28 parking spaces
and considerable landscaped area.
The area at the front has no landscaping other than the street trees (palms).
In other infill commercial buildings along El Paseo, the Commission has
required lowering of building height to fit in with the scale of adjacent
buildings. Considering the mass of the structure and the height of adjacent
buildings, the Commission may wish to require that the building be lowered.
Code requires a front setback of five feet. Unsupported overhangs typically
project to two feet from the property line, and awnings to the property line.
The proposed colonnade with supporting columns will read as if it is the front
of the building. Code requires that this colonnade section be set back five
feet from the property line.
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Staff recommends that the Architectural Review Commission approve the
plans with the condition that the proposed building be moved five feet to the
north to provide a minimum five-foot setback to the front edge of the
structure and that the Commission determine acceptability of the proposed
height.
Commissioner Urrutia expressed concern regarding the transition between
the building and adjacent buildings, and agreed with staffs recommendation
to move the building back five feet.
Commissioner O'Donnell asked about the difference in elevation from the
rear to the front, to which Mr. Sanborn responded by indicating a three-foot
difference.
Commissioners O'Donnell and Urrutia indicated that they don't have a
problem with the building height.
Action:
Commissioner Urrutia moved, seconded by Commissioner O'Donnell, to
grant preliminary approval subject to moving the building back five feet
further from El Paseo. The motion carried 3-0-1, with Commissioner Holden
abstaining and Commissioners Connor and Gregory absent.
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4. CASE NO.: PP/CUP 99-12
APPLICANT (AND ADDRESSy NIALL SAUNDERS, 250 Newport Center
Drive, Newport Beach, CA 92660
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a
13,200 square foot, two-story professional building
LOCATION: 73-050 Alessandro (northeast corner of Alessandro and San
Jacinto)
ZONE: R-3
Mr. Smith reported that the proposed building is to be located on parts of four
lots and will front onto Alessandro Drive. Access will be from Alessandro
Drive also. The building is sited centrally on the lots and is set back 12 feet
from Alessandro, 68 feet from San Jacinto, 52 feet from the east property
line and 69 feet from the north property line.
The property is currently zoned R-3, and the applicant seeks approval of a
Conditional Use Permit for said building. The code allows office buildings in
the R-3 zone where it is across the street from commercially zoned property,
subject to it being developed to residential standards.
The R-3 zone permits two story, 24-foot high structures with minimum
setbacks of 10 feet from Alessandro, 15 feet from San Jacinto, 10 feet from
the east property line and eight feet from the north property line. The
proposal meets these setback requirements. The height is another matter.
In order to achieve some architectural interest, roof elements have been
added which bring the height to 33 feet. An "exception" to the height limit
would be necessary to accommodate the proposed building. The"exception"
will eventually be requested through City Council. The Commission's input
as to the appropriateness of the entry height will be forwarded to the Council.
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A preliminary landscape plan has been provided, and the staff report
indicates that it does not appear to take into account the retention basins
located across the front of the building; however, staff has learned that the
retention basins are actually very shallow, which relieves staffs concerns
regarding landscaping in that area.
Staff recommends that the Commission review the proposed medical
building and determine acceptability of same.
Mr. Saunders noted that the rear elevation will be kept at a maximum height
of 25 feet, and noted that pop outs have been included in the front elevations
to add architectural interest and to break up a long, hard line.
Mr. Smith noted that staff received several letters of support from neighbors,
who also provided a "wish list"that will be included in the staff report for the
Planning Commission; however, the wish list does not mention building
height.
Commissioner Urrutia noted that the plans show no landscaping on the north
side of the building, to which Mr. Saunders replied that a lot of landscaping
will be installed along the back (north) edge of the lot.
Commissioner Van Vliet asked about the finishes, to which Mr. Saunders
replied that natural slates are to be used for the second story in 12" by 12"
section, and the rest of the building will be stucco, with small copper
treatments on the canopy edges.
Commissioner Van Vliet stated that he doesn't have a problem with the
building height, but is concerned about the proximity of the building to the
street, and Mr. Saunders clarified that the project does not encroach into the
required setbacks.
Action:
Commissioner Van Vliet moved, seconded by Commissioner O'Donnell, to
grant preliminary approval of the plans. The motion carried 4-0, with
Commissioners Connor and Gregory absent.
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V. ADJOURNMENT
The meeting was adjourned at 2:45 p.m.
STEVE SMITH
PLANNING MANAGER
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