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HomeMy WebLinkAbout1202 6:00 p.m. MINUTES PALM DESERT PLANNING COMMISSION TUESDAY - DECEMBER 2, 2003 6:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE I. CALL TO ORDER Chairperson Campbell called the meeting to order at 6:01 p.m. II. PLEDGE OF ALLEGIANCE Commissioner Lopez led in the pledge of allegiance. III. ROLL CALL Members Present: Sonia Campbell, Chairperson Sabby Jonathan, Vice Chairperson Cindy Finerty Jim Lopez VA0 Dave Tschopp Members Absent: None Staff Present: Phil Drell, Director of Community Development Bob Hargreaves, City Attorney Steve Smith, Planning Manager Phil Joy, Associate Transportation Planner Francisco Urbina, Associate Planner Tony Bagato, Assistant Planner Tonya Monroe, Administrative Secretary IV. APPROVAL OF MINUTES: Request for consideration of the October 21, 2003 8:30 a.m. meeting minutes. Action: It was moved by Commissioner Finerty, seconded by Chairperson Campbell, to approve the minutes of the October 21, 2003 8:30 a.m. meeting minutes �„ as amended. Motion carried 5-0. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2, 2003 V. SUMMARY OF COUNCIL ACTION No meeting. VI. ORAL COMMUNICATIONS None. VII. CONSENT CALENDAR A. Case No. PP 00-11 - KENNETH &VANESSA KATZ AND WILLIAM BROZ, Applicants Per Mr. Drell's direction, request for approval of a second one- year time extension for a precise plan of design for a 64,521 square foot two-story professional office complex located on the north side of Fred Waring Drive, 300 feet west of Fairhaven Drive at 72-600 Fred Waring Drive. .W Action: It was moved by Commissioner Finerty, seconded by Commissioner Lopez, to approve the Consent Calendar by minute motion. Motion carried 5-0. Vill. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he, she or someone else raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. A. Case No. PP 03-20 - RICK JOHNSON, Applicant Request for approval of a precise plan of design to allow the construction of a 3,986 square foot duplex located at 74-210 Alessandro Drive. The property is also known as APN 625- 083-006. 2 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 ..r Mr. Bagato reported that this 9,994 square foot parcel is located on the north side of Alessandro between Cabrillo Avenue and Santa Anita Avenue, and it is surrounded by R-1 zoning to the north, C-1 zoning to the south, and R-3 to the east and west. This plan is for construction of a duplex, with each unit having four bedrooms, two baths, and two-car garages. One driveway will provide access off Alessandro Drive, and a new six-foot high slump block wall will be constructed on the property. He noted that the wall is currently shown as being 12 feet from the curb, and the code requires a 15-foot setback from the curb, and based on staffs discussion with the applicant, the applicant will move the wall back to 15 feet from the curb so as to be in conformance with the code. The architecture is a 15-foot single-story building with two tower elements measuring 17 feet in height. The building architecture is best defined as Mediterranean with earth tone colors and roof tile. The Architectural Review Commission (ARC) reviewed the project on October 28, 2003 and granted preliminary approval. The proposed project meets all applicable development standards, provided the change to the location of the block wall is made. For purposes of CEQA, the project qualifies as a Class 32 categorical exemption (infill development). He stated staff believes the project is well designed and will enhance the neighborhood. r. Mr. Bagato directed the Commission's attention to a revised resolution which was distributed to the Commission today and explained that the Fire Marshal contacted him today regarding modified Fire conditions, and those conditions are contained in the revised resolution. Chairperson Campbell declared the public hearing open and asked the applicant to address the Commission. MR. RICK JOHNSON, P.O. Box 2130 in Rancho Mirage, expressed concurrence with the staff report and recommendations. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. There was no response and the public hearing was closed. Action: It was moved by Commissioner Finerty, seconded by Commissioner Lopez, to approve the findings as presented by staff. Motion carried 5-0. 3 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 It was moved by Commissioner Finerty, seconded by Commissioner Lopez, to adopt Planning Commission Resolution No. 2235, approving Case No. PP 03-20, subject to conditions. Motion carried 5-0. B. Case Nos. PP/CUP 03-16 and VAR 03-03 - HOWARD HAIT, Applicant Request for approval of a precise plan / conditional use permit and variance to construct a 6,192 square foot two-story office building on O.P. zoned property with a reduction of one side yard setback from five feet to zero and approval to construct a related parking lot on an R-1 zoned portion of a A-acre site located at 44-650 Monterey Avenue. Mr. Urbina reported that the site is located on the east side of Monterrey Avenue, north of San Gorgonio Way. An existing single-family home is located at the front of the site, while the back of the site is unimproved. There was previously a parcel map waiver approved and recorded to transfer the rear portion of the property from a large, single-family lot that fronts on San Antonio Circle, and the purpose of that parcel map waiver was to awl provide sufficient parking so that this property could be rehabilitated by constructing a new 6,100 square foot two-story office building. Mr. Urbina explained that the project has a related variance application, and the reason for the variance request is to allow a reduction from five feet to zero feet in one of the side yard setbacks along the north property line. There are three unique circumstances that justify the granting of the requested variance reduction, the first being that the site has a narrow lot frontage of 60 feet, which is 10 feet less than the 70-foot minimum width requirement set forth by the Zoning Ordinance for the Office Professional zone. The five-foot setback requirement in the OP zone applies when there is a single-family residentially zoned property adjacent, and even though the property to the north is zoned R-1 single-family residential, there is no single- family home on the property, and the existing use is the Hacienda de Monterrey Assisted Living facility. Thus, there is no need to implement the five-foot setback requirement. Mr. Urbina noted that there is an existing 12-foot wide landscape planter on the Hacienda de Monterrey property, and with the site plan improvements, that will be widened two additional feet, and the closest building at Hacienda 4 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2, 2003 de Monterrey is approximately 100 feet away from the north elevation of the proposed building. There will be a shared access driveway between the project site and the existing Hearing Aid Center office building to the south, and the shared access driveway is a requirement by the Public Works Department in order to minimize the number of driveways and improve traffic safety on Monterrey Avenue. Parking for the site will be provided in the rear with 25 parking spaces. Mr. Urbina stated that in order to further mitigate the visual impacts along the north elevation, the project architect is proposing a simulated mural scene of the Santa Rosa Mountains that would be raised two to three inches in three layers. That, in addition to the 12-to 14-foot wide landscape strip, will mitigate visual impacts of the zero setback that is being requested. He stated staff recommends approval of the project as submitted, with the conditions outlined in the resolution. Commissioner Finerty commented that, based on her review of the floor plan, which shows testing rooms and consulting rooms and a technician lab room, it appears to her that this building will be used as a medical office, and although parking was calculated at 4 spaces per 1,000 square feet of building, she wondered if the 6 spaces per 1,000 square foot ratio would be more appropriate. Mr. Urbina indicated that the applicant can clarify whether or not the space is to be used as a medical office. Mr. Drell noted that the use cannot be a medical office if the parking being provided is based on the 4 spaces per 1,000 square foot ratio, unless there is some misunderstanding. MR. HOWARD HAIT, 78-879 Via Carmel in La Quinta, stated that he owns the building next door, which is currently a hearing aid office. The proposed testing rooms are for hearing tests. His staff is not comprised of doctors, but of licensed hearing aid dispensers, so they have low traffic input. His office is very similar to a Lens Crafters. The business is able, through the FDA, to manufacture its own hearing aids on site. His technicians can manufacture approximately 100 hearing aids per month, and that is how the lab will be utilized. Commissioner Jonathan wondered if a hearing aid center is considered a medical use. 5 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 Mr. Drell asked the applicant how much parking serves the existing hearing aid building. Mr. Hait stated that the existing hearing aid center has one parking space for every 250 square feet of building. Mr. Drell noted that the sort of medical uses that typically generate a high parking demand are general clinics, and if staff had determined that the parking ratio for the existing use is sufficient, the application could have been combined with a conditional use permit specifying that the building could be used as a hearing aid center. However, it could be interpreted that a hearing aid office could easily be converted to an optometrist or ophthalmology office or even an urgent care facility. Mr. Drell asked Mr. Urbina if staff has observed the demand for parking at the existing building. Commissioner Finerty wondered if it would be appropriate to direct staff to conduct a parking study, and then continue this matter until the results of that study are available. Mr. Drell replied that it would be appropriate if the Commission is not comfortable approving the application based on the information available at this time. Commissioner Finerty noted that the location on Monterrey is pretty crowded already, and there is no street parking available. Commissioner Jonathan noted that the ARC had some issues with the decorative wall on the north elevation as to how it would look, how long it would last and whether or not it would actually work, and the project architect was candid in indicating he has never done this before, but he believed it would work. Commissioner Jonathan asked if a back-up plan has been provided in the event the decorative wall doesn't work, because he did not want a blank, two-story wall facing the adjacent property. Mr. Urbina replied that there is no back-up plan, however, the Commission could add a condition that in the event this design element proves infeasible, an alternative decorative wall design or wall treatment must be implemented that would be acceptable to the ARC. 6 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2 2003 Commissioner Tschopp asked if any comments were received from representatives of Hacienda de Monterrey or the single-family home behind the project, to which Mr. Urbina replied that no comments or letters have been received from adjacent property owners. Commissioner Tschopp asked who would determine whether or not a hearing aid center would be classified as a medical office use or a professional office use. Mr. Drell replied that the code provides for the Planning Commission to make that determination in the event there is any ambiguity, or in the alternative, the application could be treated as a conditional use permit, and a determination made that this particular use is a very low traffic specialty type use which is adequately served with a parking ratio of 4 spaces per 1,000 square feet, but that any subsequent use of a medical nature would require review and approval by the Planning Commission. Mr. Drell clarified that with regard to the back lot, the residential property owner sold his property to Mr. Hait with the understanding that the property would be used as a parking lot. t.. Chairperson Campbell declared the public hearing open and asked the applicant to address the Commission. Commissioner Finerty inquired about the number of people who will be working in the lab and the hours of operation, and the number of people who will be working in the private office, the number of people working in bookkeeping, the number of people working in the front office, and about appointment scheduling. Mr. Hait replied that two people will be working in the lab, and the hours of operation will be 9:00 a.m. to 5:00 p.m., Monday through Friday. At the present time there are five people working in the private office, and the office manager, who is one of the five working in the private office, also serves as the bookkeeper. One person, the receptionist, will be working in the front office. Thus, the total number of employees at the present time is eight, not including himself, and he works two days per week. Appointments for a complete hearing aid evaluation takes between 60 and 90 minutes, whereas a service appointment generally requires only 30 minutes, so it is possible to have six clients on site at any one time. 7 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2 2003 Commissioner Finerty noted that the waiting room will accommodate approximately 10 people, and asked if Mr. Hait intends to add personnel beyond the eight he currently employees at this location. Mr. Hait commented that he has no intention of adding personnel at this office, and noted that he has several offices throughout the area, so the employees usually work in the other offices. Commissioner Jonathan noted that the second story is not intended for the hearing aid use, but will be leased out, and it totals approximately 2,600 square feet. Mr. Hait replied that two separate locations with an Office Professional Use, i.e., architect, with three or four employees. Mr. Hait noted that he does not allow employees to park in the parking lot, as that is reserved for customers. Commissioner Jonathan noted that there is no street parking available and asked where the employees are directed to park. Mr. Hait commented that some employees park in the shopping center parking lot, and others park in the surrounding area. Commissioner Tschopp asked Mr. Hait if he has ever discussed the possibility of a shared parking agreement with the Town Center. Mr. Hait replied that he has never approached the Town Center regarding a shared parking agreement, and noted that he only has a couple of employees who park there, and they don't park there every day. Mr. Drell noted that by virtue of the City's $10 million contribution to Westfield, the parking structure is for use by the general public. Chairperson Campbell asked if there have been any problems with insufficient capacity in the current parking lot. Mr. Hait replied that his customers have not complained about parking. Chairperson Campbell asked how many parking spaces will be required for the second story, to which Mr. Drell replied that a space of approximately goo MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2, 2003 2,700 square feet would require 11 spaces, based on the 4 spaces per 1,000 square feet of space. Chairperson Campbell noted that of the 25 total parking spaces, with 11 being used for the second story, only 14 would be left for the hearing aid center. Mr. Hait pointed out that the existing hearing aid center currently only utilizes seven parking spaces, so 14 will be more than enough. He indicated that he may add one more employee, but he doesn't work five days a week, and three of the existing employees live in the Cove and they car pool. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. MR. ROD MURPHY, 72-764 Arboleta Drive, stated that he served as the general contractor for Mr. Hait and his first building. Mr. Hait doesn't have a medical license and doesn't practice medicine. He stated that he has done a lot of work on Mr. Hait's buildings throughout the Valley and has numerous times visited the establishments during business hours, and has never had a problem finding a parking space in the existing lot. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. There was no response and the public hearing was closed. Chairperson Campbell noted that Mr. Hait mentioned Lens Crafters, and she works as an optician who makes glasses, and never has problems with parking, nor a problem with customers waiting for prolonged periods of time. She believed that the hearing aid center should not be considered a medical use. Commissioner Jonathan commented that if the parking requirement for the hearing aid center use on the first floor were calculated at the medical office ratio, then 22 spaces wold be required for the first floor alone. If the second floor were limited to Office Professional uses of a non-medical nature, and the parking requirement calculated at the professional office ratio, then 10 spaces would be required for the second floor, for a total of 32 spaces for the entire building. If 15% were then deducted for non-usable spaces, i.e., 9 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 A restrooms, storage space, etc., then the parking requirement would be 27 spaces. The current proposal provides 25 spaces, leaving a deficiency of two spaces. Commissioner Jonathan remarked that, due to the fact that this is not clearly a medical use and has the potential not to be high intensity medical, if indeed it is medical, he is comfortable with the two space deficiency, but he would suggest a condition that if a parking overflow situation arises, that the applicant be required to adopt a parking management plan that mandates the employees' use of the public parking facility across the street at the mall. He further suggested a condition that in the event the decorative feature on the north elevation is not practicable, then some other visual feature be implemented, subject to ARC approval. Commissioner Tschopp concurred with Commissioner Jonathan and noted that Mr. Hait is informally operating with a parking management plan, and suggested that any off-site parking be limited to the public parking structure at the mall so as not to impact surrounding property owners. Commissioners Finerty and Lopez agreed with Commissioners Jonathan and } Tschopp. Action: It was moved by Commissioner Jonathan, seconded by Commissioner Tschopp, to approve the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Jonathan, seconded by Commissioner Tschopp, to adopt Planning Commission Resolution No. 2236, approving Case Nos. PP/CUP 03-16 and VAR 03-03, subject to conditions outlined in the staff report and the two conditions referenced above by Commissioner Jonathan. Motion carried 5-0. C. Case No. CUP 03-20 - STARLIGHT DANCE CENTER, Applicant Request for approval of a conditional use permit to operate a 1,400 square foot dance studio at 73-910 Highway 111, Suite L. Mr. Urbina reported that over the summer staff received phone calls from the owner of Jasmine's Beauty Supply alleging that the customers for Starlight Dance Center were utilizing a majority of the parking spaces in the Ind 10 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 immediate vicinity, thereby making it difficult for Jasmine's Beauty Supply customers to have convenient parking within a short walking distance of the store. As a result of the complaints, staff investigated and learned that Starlight Dance Center did not have a business license, and the business has since filed a business license application, which is pending approval subject to approval of the conditional use permit now before the Commission. Staff determined a conditional use permit is necessary for the dance studio because it is the type of use which requires a parking demand greater than one space per 250 square feet, and the Zoning Ordinance requires that such uses within the C-1 zone shall file an application for a conditional use permit. Mr. Urbina commented that staff did 14 site visits to observe parking conditions and did not observe any of the parking problems that were alleged by Jasmine's Beauty Supply, as there always seemed to be some vacant spaces in the immediate vicinity. The existing dance studio is comprised of 1,400 square feet, and approximately 250 students are enrolled. Classes last approximately one hour, and the class size is approximately 20 students. Staff found it prudent to recommend a condition limiting the maximum number of students per class to 27, plus one instructor, in order to ensure sufficient parking for the other tenants in the center. There are three existing ftw vacant tenant spaces in the center, and staff has accounted for that in the parking requirement calculation. Based on the field visits, staff did not observe a parking shortage, and did count the diagonal parking spaces on the Highway 111 frontage road toward meeting the center's parking requirements, because even though it is a public parking lot and street, those spaces serve no uses other than the immediately adjacent businesses. He stated that staff recommendation is for approval of the requested conditional use permit. Chairperson Campbell declared the public hearing open and asked the applicant to address the Commission. PATTY WILLIAMS,40-501 Clover Lane, encouraged the Commission to approve the conditional use permit, and stated that she has been conducting business at this location for three years, but until she was contacted by staff, she did not realize a conditional use permit was required. She added that there has been no parking problem in the time she has been conducting business at this location, and none of her students or students' parents have ever complained about parking problems. She noted that many of the students are children who are r■. 11 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 d dropped off and later picked u b their parents, and therefore, many PP P P Y of the students do not even use a parking space. Chairperson Campbell noted that the peak period for the dance studio is from 5:30 p.m. to 7:45 p.m., as that is when adult classes are held, and during that time, most of the other businesses in the center are closed. Commissioner Lopez asked Ms. Williams if she had ever been approached by representatives of Jasmine's Beauty Salon regarding parking difficulties. Ms. Williams replied that she has been approached several times by a representative of Jasmine's Beauty Salon, who has indicated a preference to have certain parking spaces specifically dedicated to the beauty salon; however, the landlord advises that all the parking spaces are first come, first served, and none of the spaces are dedicated to any particular business. Commissioner Lopez noted that some of the businesses have actually posted signs which indicate parking for their particular business. Ms. Williams confirmed that some of the businesses actually posted Nod signs which indicate parking for their particular business, and that was never approved by the landlord, but she did not know whether or not the landlord has ever discussed that issue with those tenants. Commissioner Lopez asked if the applicant would be agreeable to a condition requiring her to encourage her customers to park in the spaces along the frontage road. Ms. Williams stated that she doesn't think there is a parking problem that would justify such a condition. Commissioner Jonathan stated that he has previously been a student of the facility, which is very well run, and asked if it would be possible to relocate the handicap parking spaces. Mr. Drell replied that the handicap parking spaces must be located pursuant to ADA requirements, and it is not advisable to require handicap customers to cross travel lanes. J 12 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2 2003 Commissioner Finerty believed that staffs parking survey was thorough, and the survey indicated that there always seems to be sufficient parking conveniently located for each business. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. MS. IRENE UGUBIAN, 72-114 Fallensby Road in Rancho Mirage, stated that she owns the building next to the dance studio, and her two daughters are enrolled students, and she has never had a problem finding a parking space. MS. KATHLEEN PIPPIN, 73-117 Bel Air Road, introduced herself as a student at the dance studio, and stated there has never been a problem with parking. MS. ALEXANDRA ADELLE, 35 Florentina Drive in Rancho Mirage, introduced herself as the owner of Jasmine's Beauty Supply and stated that her problem is not now nor has ever been with Ms. Williams. She stated that she has owned the business for one year, and has worked there for six years. She indicated that at certain times there is a big parking problem, and many of her elderly customers need to utilize the handicap parking spaces. The center's leasing agent informed her that each business has two parking spaces in front of their shops, and each businesses is entitled to put their signs in front of those spaces, so she did that, not knowing that that was incorrect. She was subsequently informed that only the dry cleaning business was entitled to have signage designating the parking spaces in front of that business. She preferred that the conditional user permit for the dance studio include a condition requiring their patrons to park in the spaces along the frontage road. MS. MARGARET BERLINER, 42-705 Iowa Street, stated that she is enrolled at the dance studio, and she believes the existence of the dance studio is a benefit to other business others in the center because many of the dance student also patronize the businesses in the center. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. There was no response and the public hearing was closed. 13 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 Commissioner Tschopp believed that there is an inherent parking problem in this center as well as the center to the west, as there is a 20-car parking shortage on the site, but the problem is not due to the dance studio, but more the layout of the parking lot and the barrier that the hedges present to those parking along the frontage road. He believed the City should take a proactive approach and meet with the center's owner regarding development of a parking management plan for the entire center, which may include designation of some spaces as 10-minute only or 20-minute only spaces. He was supportive of the conditional use permit as well as requiring the City to meet with the owner to mitigate the parking problem to the benefit of all tenants. Commissioners Jonathan and Finerty concurred with Commissioner Tschopp. Commissioner Lopez agreed with his fellow Commissioners and felt that implementation of a parking management plan would be appropriate for this center. Chairperson Campbell agreed with her fellow Commissioners and believed that the signs in front of the parking spaces should be removed. Action: It was moved by Commissioner Tschopp, seconded by Commissioner Lopez, to approve the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Tschopp, seconded by Commissioner, Lopez, to adopt Planning Commission Resolution No. 2237, approving Case No. CUP 03-20, subject to conditions contained therein, and that the City take a proactive approach by meeting with the center's owner to develop a parking management plan which benefits all tenants. Motion carried 5-0. D. Case Nos. GPA 03-05, C/Z 03-04, TT 31363, PP/CUP 03-06 and DA 03-02 - SARES REGIS GROUP, Applicant Request for approval of a Negative Declaration of Environmental Impact as it relates to a General Plan Amendment from Low Density Residential (3-5 dwelling units per acre) to High Density Residential (7-18 units per acre), a Change of Zone from PR-5 (planned residential five units per 14 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 acre) to PR-13 (planned residential 13 units per acre), a Precise Plan/Conditional Use Permit and Tentative Tract Map for condominium purposes to construction 320 residential condominium units on a 25-acre site on the north side of Gerald Ford Drive 636 feet east of Monterey Avenue, 73-240 Gerald Ford Drive, APN 653-260-029. Project includes a height exception for roof elements 28 feet in height and a Development Agreement which will include, among other matters, provisions for affordable housing units. Mr. Smith reported that this project was before the Commission on August 19, 2003, and at that time the Commission provided considerable feedback to the applicant. The Commission's concerns were generally related to the lack of useful open space and recreation facilities, on-site traffic circulation and project density. The applicant made modifications and the revised plans were presented to the Commission on October 21, 2003. At that time, the Commission was in the early stages of its discussions regarding the Draft General Plan and chose not to receive the presentation and continued the matter to a date uncertain. Public hearing notices were distributed for consideration of the project at tonight's meeting. He indicated staff believes that the revisions made for the October 21s' meeting have addressed the concerns expressed by the Commission on August 19`h. Mr. Smith noted that the retention area has been relocated and consolidated around the clubhouse facility, and this consolidation makes for a more efficient use of the common open space. The proposed 24-foot wide driveways are the same width as those at One Quail Place and San Tropez Villas, which are both projects in the range of 22 units per acre, while the subject project density is 13 units per acre. Staff advises against a wider driveway width as it would most likely result in higher speeds and compromised pedestrian safety. This project is part of the master plan which includes a diversity of housing types designed to address the housing needs generated by the adjacent commercial and educational uses. Mr. Smith commented that the proposed project is consistent with the recommended land use and circulation plans for the area. The proposed architecture is attractive and received preliminary approval by the Architectural Review Commission. The project design complies with requirements for both a rental project and a condo project. At the Commission's August 191h hearing the applicant indicated they would likely rent this project for some period of time, possibly 10 years, and subsequently 15 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 convert it to condominiums. Given the surrounding land uses of commercial to the north and west, the school to the northeast, Gateway Drive to the east and the timeshare development to the south, staff found the density and the project design are appropriate for the area. Mr. Smith advised that the project was considered, for CEQA purposes, as part of the General Plan Update and the EIR prepared for it, and, therefore, a Negative Declaration of Environmental Impact is appropriate. Commissioner Jonathan asked if the tentative yet unapproved amended General Plan land designation for this project would be high density, which was confirmed by Mr. Smith. Chairperson Campbell declared the public hearing gpen and asked the applicant to address the Commission. MR. MIKE WINTER of Sares Regis Group located at 18-825 Bardeen Avenue in Irvine commented that the design team carefully considered the input offered by the Commission on August 191h, and since that time also conducted focus groups with citizens and business leaders, along with university and college deans and staff, and as a result of incorporating suggestions received from these parties, the plan has been improved. MR. ED IREMAN, 18-825 Bardeen Avenue in Irvine, gave a brief overview of the Sares Regis Group's background and experience. Mr. Ireman noted that the Coachella Valley is one of the fastest growing areas in the country, and the biggest challenge facing the area's labor pool is adequate housing. He stated it is Sares Regis' intent to assist in meeting the area's housing shortage. Mr. Ireman recalled that the Commission previously expressed concern about parking ratio, lack of pools, the density and overall open space of the project and the width of drive aisles. The project's parking ratio will be 2.42 spaces per unit, with one garage per unit, 50% of which will be direct access, and these parking amenities exceed those provided by many other existing multi-family housing projects in the area. Mr. Ireman noted that the plans have been revised to expand the number of pools, and the plan now has two pools and two spas with 16 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2 2003 16.4 square feet of water per unit. These amenities exceed those provided by many other existing multi-family housing projects in the area. Mr. Ireman stated that the overall density of the proposed project is 13 units per acre, which is the lower end of the range for the high density residential classification. The proposed 24-foot wide drive aisles are narrower than many other existing multi-family housing projects in the area, and as staff noted, the wider the streets, the faster the speeds, which increases traffic and pedestrian accidents. Mr. Ireman recalled that the Commission commented favorably on the proposed architecture, which is a combination of Frank Lloyd Wright meets Craftsman in the desert. MR. SCOTT MONROE of Sares Regis Group at 18-825 Bardeen in Irvine introduced himself as the Senior Vice President of the Multi- Family Division, and stated he oversees the operations in Southern California and has been in the business over 20 years. He anticipated four full-time staff in the office from 9:00 a.m. to 6:00 p.m., as well as three to five maintenance/custodial staff in the field, seven days a week. He noted the garages have extra depth to allow for storage area. Commissioner Jonathan asked if there will be rules and regulations which restrict things such as inoperable vehicles parked on site or vehicle repair, occupancy load, etc. Mr. Monroe noted that the lease agreements include rules and regulations which ensure high quality living standards, including a guideline of two people per bedroom plus one, so two people could reside in a one-bedroom unit, and the average occupancy load is 1.8 people per unit. Chairperson Campbell noted that some, but not all, of the units have courtyards. MR. MIKE BOYD, 60 Corporate Park in Irvine, introduced himself as the project architect, and remarked that many of the amenities incorporated into these apartment homes are typically found only in 17 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 for-sale units. He pointed out that each unit has its own private open space area, and 50% of the units have direct access garages. Commissioner Jonathan commented favorably on the attractive architecture. He suggested replacing the volleyball court area with a community garden or outdoor basketball courts, since volleyball isn't very popular in this area. Commissioner Finerty asked if each unit will be equipped with washers and dryers. Mr. Boyd replied that each unit will have its own side by side laundry. Chairperson Campbell asked for an estimate of the average lease rates. Mr. Monroe replied that the average lease rates will start at $950 for one-bedroom units, and the average lease rate is $1211, while a three-bedroom lease rate starts at $1460. Commissioner Finerty asked how many units will be set aside for affordable housing. Mr. Monroe replied that 20% of the units will be set aside for affordable housing, which is a total of 64 units of the 320-unit project, and the 64 units will be evenly dispersed throughout the project. Commissioner Lopez asked how the landscape maintenance will be handled if and when the project converts to for-sale units. Mr. Monroe explain that when the units are converted to for-sale units, a homeowner's association will be established, which will contract for landscape maintenance. Chairperson Campbell stated that the public hearing was still open and asked if anyone wished to speak in FAVOR or OPPOSITION. There was no response and the public hearing was closed. Commissioner Finerty appreciated that the design team carefully considered the Commission's comments and made revisions which resulted in a better project. Although she was not thrilled with the density, she realized it could be even higher. She commented favorably on the architecture and believed ' the project will enhance the community. 18 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2, 2003 Commissioner Jonathan concurred with Commissioner Finerty and believed that this project will help meet the community's housing needs. Commissioner Jonathan asked if a Development Agreement has been prepared. Mr. Drell replied that the Development Agreement is still under review by the City Attorney and recommended that the Commission continue approval of Development Agreement 03-02 to the December 16, 2003 meeting, and the entire project, including the Development Agreement, will be forwarded to the City Council for consideration in January 2004. Commissioner Lopez commented favorably on the project and commended the applicant for making revisions which addressed the Commission's concerns. Chairperson Campbell echoed Commissioner Lopez's remarks and indicated she is especially pleased with the architecture. Action: It was moved by Commissioner Jonathan, seconded by Commissioner Lopez, to approve the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Jonathan, seconded by Commissioner Lopez, to adopt Planning Commission Resolution No. 2238, recommending to City Council approval of Case Nos. GPA 03-05, C/Z 03-04, TT 31363, PP/CUP 03-06, subject to conditions, and to continue DA 03-02 to December 16, 2003. Motion carried 5-0. IX. MISCELLANEOUS A. Case No. TT 31346 - CENTENNIAL HOMES, Applicant Request for clarification of requirement of Department of Community Development's condition number ten of Planning Commission Resolution No. 2232. Commissioner Finerty stated it was her understanding that the 15-foot roof height limit would only apply to Lots 1 and 8, with which the rest of the Commission concurred. 19 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 2. 2003 Action: It was moved by Commissioner Finerty, seconded by Commissioner Jonathan, to find, by minute motion, that the 15-foot roof height limit will apply only to Lots 1 and 8. Motion carried 5-0. X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES (No meeting) B. LANDSCAPE COMMITTEE (No meeting) C. PROJECT AREA 4 COMMITTEE (No meeting) XI. COMMENTS Commissioners Finerty and Lopez anticipated that they be unable to attend the 6:00 p.m. meeting on December 16, 2003. XI1. ADJOURNMENT It was moved by Commissioner Lopez, seconded by Chairperson Campbell, to adjourn the meeting by minute motion. Motion carried 5-0. The meeting was adjourned at 8:43 p.m. PHILIP DRELL, tcretary ATTEST: �- z ONIA M. CAMPBELL, Chairp rson Palm Desert Planning Commission /kc 20