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HomeMy WebLinkAbout0803 00----T� MINUTES PALM DESERT PLANNING COMMISSION TUESDAY - AUGUST 3, 2004 6:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE I. CALL TO ORDER Chairperson Jonathan called the meeting to order at 6:00 p.m. II. PLEDGE OF ALLEGIANCE Commissioner Tschopp led in the pledge of allegiance. III. ROLL CALL Members Present: Sabby Jonathan, Chairperson Dave Tschopp, Vice Chairperson Sonia Campbell Cindy Finerty Jim Lopez Members Absent: None Staff Present: Phil Drell, Director of Community Development Bob Hargreaves, City Attorney Francisco Urbina, Associate Planner Tony Bagato, Assistant Planner Phil Joy, Transportation Engineer Kim Williams, Acting Secretary IV. APPROVAL OF MINUTES None. V. SUMMARY OF COUNCIL ACTION: None. VI. ORAL COMMUNICATIONS None. MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 VII. CONSENT CALENDAR A. Case No. PMW 04-14 - PALM DESERT REDEVELOPMENT AGENCY, Applicant Request for approval of a parcel map waiver to reconfigure the lot line to accommodate a new community room for property on Catalina also described as APN 627-1 1 1-012 and 016. B. Case No. PMW 04-09 - PALMS TO PINES, L.P., Applicant Request for approval of a parcel map waiver for Parcels 1 and 3 of PM 5475 to adjust lot lines to accommodate building footprints for property bounded by Highway 1 1 1 to the north, Plaza Way to the east and El Paseo to the south. Action: It was moved by Commissioner Finerty, seconded by Commissioner ..r Campbell, approving 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 04-10 - TIM DiTOMASO, Applicant (Continued from May 4, May 18, June 1 , July 6 and July 20, 2004) Request for approval of a precise plan of design for a 7,475 square foot food court and a 3,300 square foot drive-thru restaurant located on the north side of Gerald Ford Drive approximately 250 feet east of Cook Street (APN 653-690- 017 and 018). r 2 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 Mr. Drell reported that staff believed this project was ready for the Commission's consideration, but the applicant is requesting another continuance. Mr. Drell noted that the Commission has the option of commenting on the case. Chairperson Jonathan opened the public hearing, and noting that no one requested to address the Commission regarding this matter, asked the Commission for comments. Commissioner Finerty noted that Page 2 of the staff report references the proposed drive-thru, and asked if this project will be coming back to the Commission after the Architectural Review Committee has reviewed it, particularly the landscape plan, as she was concerned about proper screening of the drive-thru. Mr. Drell confirmed that the project will come back to the Commission for review. Commissioner Campbell asked about the reason for the applicant's request for a continuance, to which Mr. Drell replied that it was for some �•. business-related reason which was not made clear to him. Action: It was moved by Commissioner Finerty, seconded by Commissioner Campbell, to continue the case to September 7, 2004. Motion carried 5-0. B. Case No. PP 03-23 - GLASSTONE, INC., Applicant Request for approval of a precise plan of design to allow the construction of a 21 ,262 square foot office/industrial building located at 74-794 42nd Avenue. Mr. Bagato reviewed the salient points of the staff report. Commissioner Tschopp noted that there appears to be storage of materials in the back, and asked if those materials are actually stored on the subject property. Mr. Bagato explained that the stone materials are actually stored on the property behind the subject parcel, and both 3 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 a% parcels are owned by the applicant, who intends to store the stone inside the building after it is constructed. Commissioner Campbell asked if the drawings reflect the change in stone work on the face of the building that was recommenced by the Architectural Review Commission (ARC) and asked why the changes were proposed. Mr. Bagato noted that this project went to ARC several times and there were many changes. The original proposal include stone covering the entire elevation all the way up to the top, and the ARC didn't agree with that. One change which has not been reflected on the drawings is that the stone will wrap around the bottom portion of the street side of the parking lot, and the applicant has agreed to do so. Chairperson Jonathan noted that staff's analysis of the parking requirement is 42 spaces, but it is his understanding that any warehouse building which has office space in excess of 20% of the total building must have parking calculated at four spaces per 1 ,000 square feet for the office and two spaces per 1 ,000 square feet for the warehouse space, and based on the latter calculation, the parking requirement would be 63 spaces. Mr. Bagato clarified that the first 20% of office can be calculated at the warehouse rate, while the remaining office space was calculated at the office rate. Chairperson Jonathan believed the calculation used by staff was inconsistent with the methodology that the Commission has been advised is in place. Mr. Drell indicated that in years past, the parking calculation was done in the manner referenced by Chairperson Jonathan, and boh staff and the Commission found that calculation resulted in more parking than is actually needed. Therefore, in more recent years staff has been consistently calculating in the manner that was used by Mr. Bagato. Chairperson Jonathan suggested that a more formal policy be adopted regarding the parking calculation of a blended building, i.e., an office/warehouse where the office space exceeds 20% of the total square footage. Mr. Drell suggested that the Commission may wish to direct staff to initiate a zoning ordinance amendment to clarify the parking standard as it relates to these hybrid buildings. 4 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 There being no further questions, Chairperson Jonathan opened the public hearing and asked the applicant to address the Commission. MR. DANA KELSTROW, 74-780 42ND Avenue in Palm Desert, stated he is half-owner of the building, along with his partner, who owns Glasstone, and clarified that Glasstone will use 80% of the building, with the remainder of the building to be used by tenants. He stated that the building will be a beautiful addition to the area. Chairperson Jonathan closed the public hearing and asked the Commission for comments. Commissioner Campbell complimented the building architecture. Action: It was moved by Commissioner Finerty, seconded by Commissioner Campbell, approving the findings as presented by staff. Motion carried 5-0. w. It was moved by Commissioner Finerty, seconded by Commissioner Campbell, adopting Planning Commission Resolution No. 2283, approving PP 03-23, subject to conditions. Motion carried 5-0. Commissioner Campbell moved, seconded by Commissioner Tschopp, to direct staff to initiate a zoning ordinance amendment with regard to clarification of parking requirements for a mixed use office/warehouse building under the Service Industrial zoning district. Motion carried 5-0. C. Case No. CUP 04-13 - THE ROMAN CATHOLIC BISHOP OF SAN BERNARDINO, Applicant Request for approval of a conditional use permit for a master plan for the Sacred Heart Church and School which involves demolition of nine existing residential duplex units, clubhouse and swimming pool, construction of 6,668 square feet of additional classroom space, construction of new lunch shade structures, a new 86-space parking lot with access from Deep Canyon, relocation of a playground, •.r 5 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 i ..rl construction of a 17,590 square foot parish hall including a gymnasium, stage, food preparation area, restrooms and storage area, modification of an existing parking lot/ playground into a plaza area and reduced/reconfigured parking lot, demolition of an existing single family home fronting on Florine Avenue and construction of 5,587 square feet of additional classroom space, a library and restrooms. The project is located at 43-775 Deep Canyon Road. Mr. Urbina reviewed the salient points of the staff report. He emphasized that the sanctuary area will not be increased, and noted that there have been complaints, especially during the winter season, about visitors parking on Deep Canyon and causing potential traffic safety issues for the Palmyra gated subdivision to the east of Deep Canyon as well as other nearby subdivisions. The Code Enforcement Division conducted a traffic count two winters ago on a Sunday during peak worship services and found in the church parking lot there were 30 more cars parked there than there were striped parking spaces, and there were 119 cars parked on Deep Canyon. Those parking issues would be addressed if this master plan were approved, as it proposes to add a total of 168 additional parking spaces. Additionally, the master plan would provide two drop- off/pick-up areas for the Sacred Heart Elementary School. Currently, there is only one drop-off/pick-up area. Mr. Urbina reported that Father Lincoln, the pastor of Sacred Heart Church, held two community meetings with the residents in the neighborhoods: one in June and one last week. Unfortunately, the title company for the first meeting had only provided a 300-foot radius labels for the south half of the church parcel, but the church site actually consists of two parcels. The applicant ordered new mailing labels to include a 300-foot radius for the north part of the master plan expansion, and all those property owners were notified of tonight's public hearing. Mr. Urbina noted that the parish hall will serve a dual use, both as a gymnasium for the expansion of the school and also for church functions. There were two letters received recently from residents across the street on Deep Canyon expressing concern that the parish hall could cause 6 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 r.. additional traffic in the evenings due to bingo, fund raising dinners or other events. Mr. Urbina stated that the other issue raised in the community meetings were the heights of the proposed eight-foot high block wall around the perimeter of the track and field areas. Most people are in agreement with eight-foot high block walls, but one or two property owners want only a six-foot high block wall and no evergreen trees planted there in order to preserve their views. Father Lincoln has indicated willingness to accommodate those requests. Mr. Urbina explained that the main issue which arose at the community meetings, particularly last week's meeting, was traffic impacts on Deep Canyon. Several residents expressed concern that the current situation with only a painted median on Deep Canyon creates a traffic safety hazard. The consensus was that a traffic study should be done for this site. One of the residents who lives on Racine Avenue, which is just north of the existing duplexes, spoke to him tonight and stated that if traffic counts are done as part of the traffic study, she would prefer that they be done at least in mid-November when the snow birds are back and when school is in session, not only at Sacred Heart Church, but also Palm Desert High School and other nearby schools. Mr. Urbina commented that because of the issues raised at the community meetings held by Father Lincoln, staff would like to change its recommendation from a two-week continuance to a continuance off calendar to a date uncertain, because it is unknown how long it will take to prepare the traffic study. Also, part of tonight's meeting is to take testimony from residents to identify issues they would like the traffic study to address. Mr. Urbina noted that last Friday he and City Engineer Mark Greenwood met with residents from the Palmyra Homeowners Association as well as other nearby residents, and they identified that some of the traffic issues they would like addressed include the possibility of a median at least from Fred Waring Drive to approximately the second entrance near the existing church administration building. The main purpose of the master plan would be to add more classroom space, library space, the gymnasium/parish hall and the play fields. There will be no night lighting 7 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 aril in the play fields, and the school would close at 5:00 p.m. However, one resident pointed out that there may not be night lighting proposed at this time, but perhaps the church will want it later. Staff indicated that a condition of approval could be included that prohibits night lighting, and any proposed change in that regard would necessitate a public hearing to consider an amendment to the conditional use permit. Mr. Urbina stated that some residents want assurance that along with creation of the 168 additional parking spaces, additional curbing along the west side of Deep Canyon be painted red to force people to avoid parking on the street and instead park on the church property, and the City Engineer will consider whether or not it is appropriate to include that issue in the future traffic study. Mr. Urbina concluded by stating that the staff recommendation is to continue CUP 04-13 to a date uncertain, and added that staff would re- advertise the public hearing to allow time for a traffic study to be prepared. �i Commissioner Campbell asked how the three duplexes would be used, to which Mr. Urbina replied that elderly residents currently live there and he believes they will remain, pursuant to the proposed master site plan. He noted that many of the other units are already vacant and will be demolished as a result of implementation of this plan, and the church is assisting those residents with relocation costs. Chairperson Jonathan asked who will conduct the traffic study, to which Mr. Urbina replied that the applicant would conduct the traffic study. Mr. Urbina added that one of the residents on Racine Avenue has indicated they would like the traffic counts done at least in mid-November when the snow birds are in town and school is in session; however, he does not know how the applicant or the Planning Commission feels about that. There were no other questions and Chairperson Jonathan opened the public hearing and asked the applicant to address the Commission. FATHER HOWARD LINCOLN, pastor of Sacred Heart Church, stated that he agrees with the figure of 120 cars, and believes that study was done during the height of the season. He also 8 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 agreed with the addition of 166 parking spaces and stated that much more parking is needed for the church. Father Lincoln noted that the three existing duplexes are currently inhabited by senior citizens, and the church has no intention of asking those people to move. However, at some point when the residents pass away or simply choose to relocate, the church could choose to demolish the duplexes and provide additional parking, though the church may also choose to retain one of the units in the event an associate pastor is brought on board. Father Lincoln explained that there are already two kindergartens, and the intent is to double the size of the classroom and reduce the size of the class. There is a waiting list in every grade except eighth grade. There are two first grades, and there will be three second grades, and the plan is to add one grade each year. Father Lincoln emphasized that the size of the sanctuary will not %W be increased. The hall/gymnasium will principally be a gymnasium. He doesn't know how frequently it will be used by the parish, but currently during the season there are 6,000 to 7,000 people attending the church, and the existing meeting hall accommodates 100 people. He has been asked how frequently the gymnasium/hall would be used by the parish during the year, and his only response is that this year, there were only three meetings. He clarified there will be no bingo, and there will be no night lighting of the play fields. He indicated that there will be spaghetti dinners from time to time. Farther Lincoln expressed willingness to do a traffic study. Chairperson Jonathan asked how much time would be required to conduct a traffic analysis, and whether there is a preference as to when that analysis would take place. Father Lincoln stated that if the church waits until mid-November to conduct the parking study, then the master plan will not be completed in time to add a second third grade. The school semester commences the last Monday of August, and the tow MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 preference is to conduct the study after the start of school, if the Planning Commission is satisfied with that timing. Chairperson Jonathan asked when the applicant would be ready to come back to the Commission if the traffic study were conducted in late August or early September. Father Lincoln stated he does not know how long it takes to complete a traffic study, but the church would be prepared to come before the Commission as soon as the traffic study is completed. Chairperson Jonathan asked if the church would be ready to come back to the Commission by the first meeting in October. Father Lincoln was comfortable with that date. Mr. Drell believed that the first meeting in October may not be enough time, because if the counts are done at the beginning of September, the traffic analysis has to be prepared and submitted to the City Traffic Engineer for review. Sometimes the City Traffic Engineer will deem the study incomplete and require additional work. Therefore, he would suggest the first meeting of November would be more reasonable; however, it is so far in the future that staff would want to re-notice the public hearing anyway. Mr. Urbina pointed out that the first Tuesday in November is an election date, which may not be an appropriate evening to have the public hearing. Commissioner Finerty recalled that the Commission has previously avoided holding meetings on election nights. Mr. Drell noted that the public hearing could be held on the first Wednesday of November. Commissioner Tschopp observed the dramatic difference in traffic in this area between the season and the off season, and asked if any traffic 10 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 study conducted in August or September could be adjusted to address traffic volumes for the six months of the season. Mr. Joy commented that the Public Works Department's main concern about traffic counts down Deep Canyon is that they be performed after school commences, and added that the other thing to be factored in is the opening of Aztec Road on Cook Street, which is believed will result in significantly decreased traffic on Deep Canyon. Mr. Drell noted that traffic impacts from events which occur at the site on the weekend are dwarfed by the traffic impacts created by the operations which occur during the week. He indicated that there are relatively current counts from last season along Fred Waring, which was confirmed by Mr. Joy. Commissioner Tschopp asked about current enrollment. Father Lincoln indicated the current enrollment is 532, which �.. includes 83 students in pre-school, and emphasized that classrooms are proposed to be added so that the number of students in each class can be reduced, thus approximately 92 students would be added over the next five years. Chairperson Jonathan asked if the church has set a maximum size for expansion, after which point another church facility at a different location would be required. Father Lincoln stated that the master plan provides for the ultimate expansion. Chairperson Jonathan explained that this public hearing will be continued so there will be additional opportunity for public testimony, and invited anyone present to address the Commission regarding this matter. MR. THOMAS MC CUTCHEN, 24 Via Ceilo Azul in Palm Desert, stated he is the president of the Palmyra Homeowners Association, and indicated the HOA has two main concerns. The first issue is the traffic engineering study, and the concern is not regarding the traffic going down Fred Waring or on Deep Canyon, 11 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 ' i i but is more related to how the church gets its visitors in and out of the parking lot. At this time, the church has two driveways, and the one north of the church is typically closed during the week, but is open on the weekends. The church now proposes to add two more driveways, and the concern is the amount of traffic coming in during the week between 7:30 a.m. - 8:30 a.m. The residents of Palmyra have one ingress/egress point directly across from the church, and it is nearly impossible to use that ingress/egress point between 7:30 a.m. - 8:30 a.m. and also between 2:30 p.m. - 3:30 p.m. Mr. McCutchen suggested that two of the church access points be one-way exits with a right-turn only, thereby taking the school traffic off of Fred Waring, and also suggested the possibility of having a one-way entry off of Florine. Mr. McCutchen remarked that the school will be adding nearly 100 students to the enrollment, and this could add another 75-100 cars every morning, so it is hoped that the traffic study would show some way to get the students in and out of the school without everyone using the Deep Canyon route. Mr. McCutchen stated that the HOA is also concerned about the new parish hall/gymnasium, which is to be used as a gymnasium for the children during the day, and three or four times a year would also be used during the evening. The HOA believes that if this facility is to be built, the parishioners will want to use it more than just three or four times a year, and the HOA is concerned that residents on the north end of the complex and those on the east side of Deep Canyon will be hearing a lot of evening noise as people leave the parish hall in the evening around 1 1 :00 p.m. He suspected that as the years go by, the hall will receive more use. The HOA suggests that Deep Canyon be red curbed and posted with no parking signs down to Moss Rose or possibly further, and that would at least restrict the noise to the parking lot area. Mr. McCutchen stated that residents along Via Cielo Azul are also concerned about the height of the parish hall, as it would impact the only view to the mountains from this cul-de-sac street. He ' 12 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 noted that the height limit for the single-family residential district is 18 feet, and a planned residential district height limit is 24 feet or two stories, whichever is lower. He asked for clarification on the height limit which would apply to this property. Chairperson Jonathan asked if the proposed 24-foot height is an exception which requires a variance, to which Mr. Drell replied that a church use requires approval of a conditional use permit, and by definition, the standards which apply to a single-family home do not apply to a church, so the standards are as approved when dealing with a church. Chairperson Jonathan asked if the CUP would allow 24 feet, to which Mr. Drell replied that a CUP allows an exception to the standards that apply to a single-family home, and the church architecture includes features which exceed 24 feet in height. Mr. Urbina pointed out that the north half of the site is zoned Planned Residential with a maximum four dwelling units per acre, and the height limit there is 24 feet. The proposed parish hall is to be located within that zoning district and does comply with the 24-foot height limit. Mr. Drell asked if Mr. McCutchen was suggesting that a line of sight study be conducted which would indicate the impact of whatever height is proposed on existing views. Mr. McCutchen responded affirmatively and also indicated he would like some type of condition of approval or assurances that the parish hall will not be used for meetings all hours of the day and evening, because it will create additional traffic. In terms of parking along Deep Canyon, the City did red curb the area from Fred Waring to the Palmyra entrance on both sides of the street, and that has helped tremendously in terms of line of sight so that drivers no longer have to pull out into the intersection in order to see traffic. He believed that additional red curbs would ensure safety for the parishioners as well as residents. Mr. McCutchen stated that the residents are also concerned about the use of the play field, because the understanding is that it will 13 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 7 be used as a soccer field as well as a track for the students, and that it would not be used after 5:00 p.m. The residents are concerned that eventually lights would be added for evening play or the parish festival or other evening events, and the noise level and lights would negatively impact the peace and quiet of the neighborhood. He indicated the residents would like some condition of approval or assurance that the use of the play fields will not evolve into evening use or include loudspeakers or lights after 5:00 p.m. Mr. McCutchen remarked that there are approximately 238 homes on the east side of Deep Canyon and there are four entrances for residents along Deep Canyon, so the residents are concerned about additional traffic on Deep Canyon. MS. MARGARET GERTS, 74-457 Mercine Avenue in Palm Desert, agreed with the comments made by Mr. McCutchen. She stated that the main concern is additional traffic from Fred Waring all the way down Deep Canyon to Magnesia Falls, and noted that traffic has increased tremendously with the additional schools. She noted that the four-way stop which was installed on Buttonwood is very ineffective, as some drivers fail to stop. She suggested that the traffic study include the school grounds as well as the traffic flow down to Magnesia Falls. She suggested that a median should be considered to prohibit left turn movements off Deep Canyon into the first two entries to the church. Ms. Gerts noted that at last week's meeting with the Traffic Department, staff indicated that Deep Canyon traffic counts were over 20,000, which is close to the volumes along Monterey Avenue. Mr. Joy noted that more accurate numbers have been developed which indicate counts of 5,282 per day, and added that this count was conducted January 15 - 21 . Ms. Gerts requested that the traffic study be done after the seasonal residents return. She requested that a condition of F 14 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 approval prohibit lighting on the play field and no use of the field after sunset. MR. STEVEN ROOS, 74-489 Mercine Avenue in Palm Desert, asked for clarification on where all the new parking spaces would come from, because the description given thus far doesn't seem to add up to 166 new parking spaces. Chairperson Jonathan noted that some of the new parking spaces will come from the new grass overflow parking area, which includes 177 spaces. Mr. Roos believed that adding red curb further down Deep Canyon past the church would push parking even further down Deep Canyon if there is insufficient parking on site, and he believed that should be avoided. MR. DANA CARNES, 43-550 Palmilla Circle in Palm Desert, 1W commented that since the City has developed the beautiful islands down Fred Waring, they've cut off all the eastbound exits out of the west side of the proposed project, so whenever residents go east to access Fred Waring, they must make right turns, then go up to Portola and make a U-turn in order to head east, unless they use Deep Canyon. On numerous occasions on Deep Canyon, those turning onto Deep Canyon off Fred Waring are into the two turning lanes into oncoming traffic to the intersection, so this is a major problem at this intersection. Mr. Carnes remarked that public school semester commences September 9", and he concurs with the residents who believe the traffic study should be delayed after school starts and the snow birds return. He noted that the lights from the high school shine into his back yard and his family can hear cheering during the football games. He requested that no lighting be allowed on the play field because it would destroy the views to the east. He further suggested that down lighting be used for parking areas in order to preserve views to the east. 15 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 i MS. SUMMER LITTLE, 74-413 Mercine Avenue, was concerned that her existing mature landscaping not be disturbed when the church's perimeter wall is constructed, and that the existing fences not remain and thereby create an empty alley in which debris could collect. She suggested that the new wall be attached to existing fences or walls and that existing fences be removed. She was also concerned about lighting and dumpsters. Mr. Drell noted that in order to actually build the wall, permission will be requested to go on neighboring property, and therefore, the neighbors are in a position to negotiate with the mason regarding specifics. Chairperson Jonathan clarified that the residents should be aware that the City's ability to direct the applicant only extends to what the applicant does on its own property, but it is not unusual during the course of development for an applicant to work with adjacent property owners. Ms. Little noted that it is her understanding that the church ..r property is two feet lower than the adjacent residential properties, such that the eight-foot wall will function as a six-foot wall from the residents side, but will be eight feet high from the church's side. Mr. Joy commented that the Public Works Department has requested, but has not yet received, a grading plan for this project. Mr. Urbina commented the height of the wall from the high side will be eight feet. MR. TIM HOLT, 41-555 Cook Street in Palm Desert, introduced himself as the project architect, and noted that there is an average differential in the grades from the back yards of the residences along the west side of the church property. He stated that the grade on one side is 171 .00, and on the other side of the property line at the base of proposed wall the differential is a little more than one foot at 169.92, and then the proposed athletic field will slope away from the property line lower toward the center of the area of activity. 16 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 Mr. Holt indicated that he is currently negotiating with staff regarding the planting along this wall. Some property owners have indicated they would prefer landscaping, while others are more interested in preserving their views, and the applicant is committed to working with the residents to establish the most preferable condition for as many property owners as possible. Mr. Holt stated that the other issue discussed with the neighboring property owners was the relative height of the wall, and some owners prefer an eight-foot dimension as measured from the residence side, while others more interested in preserving views prefer a wall height of six feet from the residence side. Mr. Holt noted that with staff's cooperation, the applicant has committed to working with the neighboring property owners in an effort to make them as happy as possible with regard to that treatment. MR. LOUIS GORDON, 43-551 Palmilla Circle in Palm Desert, believed it would be impossible to conduct an adequate traffic `•• study in the area during the months of August and September. He stated he has lived in the area for three years and has driven his children to the elementary and middle schools in this area for six years, and therefore, has had the opportunity to observe traffic in the area increase tremendously. Southbound Deep Canyon heading towards Fred Waring getting into the eastbound turn lane there is a line of traffic sitting in the turn lane to enter the church parking lot, so that is an obvious issue. He believed a divider may help, but was concerned about pushing traffic further down Deep Canyon. Mr. Gordon opined that the intersection of Fred Waring and Deep Canyon is unsafe for eastbound turns during the peak hours. Traffic has increased since the median was installed on Fred Waring. He agreed that installation of the median was a beautiful adjustment, but it has forced residents onto Portola for a U-turn in order to head eastbound unless they go onto Deep Canyon. He wondered how long it would take for a traffic study of the intersection. 17 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 Mr. Gordon asked if there is any opportunity for students to be shuttled to the school rather than dropped off by parents. There being no one else wishing to address the Commission, Chairperson Jonathan invited the applicant to make rebuttal comments. Mr. Holt remarked that the church concurs with the need for a traffic analysis and a circulation study regarding this particular intersection. There is an overall project schedule, and the church is working with the City Engineer regarding the criteria that should be included in the traffic study such that when it comes back to the Commission, there will be reasonable substance to it from the standpoint of scope and focus. The church prefers not to do the study twice and prefers not to have it prolonged any longer than necessary. Mr. Holt emphasized the precise need which church feels this master plan addresses with regard to internal circulation is drop- off/pick-up of students at the two critical times of the day. If one woo I traverses many of the public streets surrounding public schools in the entire valley one sees numerous examples of how this isn't working very well. Hovley Lane is an example of how vehicles are backed up into public lanes, which is both dangerous and inconvenient for circulation. What the church has attempted to do with this plan is to create two very intentional drop-off and pick-up areas within the site to allow for this to occur safely without interrupting main street traffic. This occurs in two different areas in order to respect two different age groups, and it is of paramount concern to the parish and the leadership of the church. The point is the access in and out of the site are the areas that should be studied, and the neighbors have focused on some areas there that are important as well. Chairperson Jonathan asked the Commissioners for comments. Mr. Joy reported that the Public Works Department requests that the scope of the study also include a parking study as well as a traffic study. 18 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 Chairperson Jonathan asked what parameters a traffic study conducted by the City would include, i.e., Deep Canyon, Fred Waring, Magnesia Falls. Mr. Joy replied that the study will include whatever the Commission requests, but the Department's primary focus would be access to the site itself as well as Fred Waring and Florine. Commissioner Finerty was certain that the City Engineer is aware of the traffic problems which currently exist and therefore will ensure that the study is done properly. Mr. Drell noted that traffic engineers who do business with the City indicate that the City's review of traffic studies is quite rigorous, so he wouldn't be surprised if the study includes Magnesia Falls to Portola, as the studies usually go one signal beyond the obvious to see what the additional traffic impact would be. He noted that the internal circulation would also be addressed. Mr. Urbina asked if the Commission would be interested in having the parking study include the number of cars parked on Deep Canyon on a Sunday during October. Mr. Drell noted that since the applicant is adding parking, then existing parking conditions will only improve, so surely a study is not wanted that ends up killing the project, and then everything gets worse. Obviously, the only question is whether the additional parking spaces warrant red lining the curb along Deep Canyon, but as has been discussed, if the curb is red lined, and there is still excess parking, then the red lining just pushes the parking down the street. The issue of red lining would be an ongoing management issue to see how the new use pans out and whether parking restriction is warranted, therefore, red lining is always an option. Chairperson Jonathan observed that he heard both the applicant and the neighbors voicing concerns regarding traffic, parking, ingress, and egress. He believes this is a good opportunity, given the scope that the church wants to expand its school and recreation components, to take a study which looks at all the issues involving the area from Portola to Cook 19 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 Street and perhaps even share expenses. He stated there are three schools and several churches which dump traffic into a very confined area, and believed it is an opportune time to look at all the issues affecting the area and how best to mitigate those in the future. Therefore, he wanted a more comprehensive scope involving the traffic, parking and traffic flow. Commissioner Tschopp suggested that a traffic analysis, circulation study and parking study be done for the appropriate areas as determined by staff. He noted that the neighbors are concerned about lighting and noise and suggested that the applicant consider CC&R's or covenants or some type of restriction that will assure the residents that years from now they won't need to worry that lights will be added, in addition to any conditions that the Commission may impose as part of the CUP process. Chairperson Jonathan encouraged the applicant to also consider a parking management program. He commented that he can't imagine a gymnasium floor would last very long if it is used on a frequent basis for ..r functions that require tables and chairs. Chairperson Jonathan noted that the consensus of the Commission is to delay the traffic study until after the public school semester has commenced, and it is not necessary to wait until January or the height of the season. Action: It was moved by Commissioner Finerty, seconded by Commissioner Campbell, continuing Case No. CUP 04-13 to a date uncertain. Motion carried 5-0. IX. MISCELLANEOUS A. Case No. PP 04-07 - ALLAN ZYLSTRA, Applicant Per Planning Commission direction, presentation of a resolution denying a precise plan to construct a two-story ri 20 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 5,250 square foot office/commercial retail building at 73- 168 Highway 1 1 1 . Mr. Drell reported that staff has spoken to the applicant, and believes the applicant is convinced that the resolution of denial is probably the best thing for the applicant in that it allows the applicant to appeal the case to the City Council very quickly. He noted that he has a meeting tomorrow with the City Manager regarding the parameters of how this project will proceed. Commissioner Tschopp suggested deleting Findings Nos. 2 and 3. Mr. Drell suggested that rather than being deleted, he would recommend that Finding No. 2 be revised to state that implementation of the precise plan is premature relative to the issue of the proposed parking plan. Mr. Drell suggested that Finding No. 3 be revised to indicate that until the General Plan program is implemented, the design of the precise plan could depreciate property values in the vicinity, or be materially injurious to properties or improvements in the vicinity. He noted that care must be taken not to define the alley as a project because it technically is not yet a project, but is a program in the General Plan. Commissioner Tschopp agreed with the revisions proposed by Mr. Drell. Action: It was moved by Commissioner Finerty, seconded by Commissioner Campbell, approving the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Finerty, seconded by Commissioner Campbell, adopting Planning Commission Resolution No. 2284, denying Case No. PP 04-07. Motion carried 5-0. r.. 21 MINUTES PALM DESERT PLANNING COMMISSION AUGUST 3, 2004 .,J X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Commissioner Campbell reported that the Committee held a special meeting to approve some earth sculptures for the entries on the gates of the project at Hovley. B. LANDSCAPE COMMITTEE Commissioner Finerty reported that the Committee's meeting was canceled. C. PROJECT AREA 4 COMMITTEE Commissioner Finerty reported that the Committee's meeting was canceled. XI. COMMENTS .r1 Commissioner Campbell requested that Mr. Drell take a look at the construction currently underway on the corner of Portola and De Anza Way where it appears there will be no parking. XII. ADJOURNMENT It was moved by Chairperson Jonathan, seconded by Commissioner Finerty, adjourning the meeting by minute motion. The motion carried 5- 0. The meeting was adjourno--at 7:45 .m. PHILIP DRELLA Secretary AT ES SABBY NA H N, Chairperson Palm Dese t Planning Commission /kc 22