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HomeMy WebLinkAbout0116 �/"'��"""� MINUTES � �� PA�M DESERT PLANNING COMMISSION TUESDAY -JANUARY 16, 2007 x z � � x � r � r: f: + � + + � � � � � � r x o- x x x x x x :r � � � � � � x � x :r W x +: :r » � x x x o- :t x z :r � � x r � City Clerk Rachelle Klassen swore in the iwo new commissioners, Commissioner Connor Limont and Commissioner Mari Schmidt. L CAL� TO ORDER Commissioner Campbeli calied the meeting to order at 6:06 p.m. 11. PLEDGE OF ALLEGIANCE Commissioner Tschopp led in the piedge of allegiance. III. ROLL GALL Members Present: Sonia Campbell Connor Limont Mari Schmidt Dave Tschopp Members Absent: Van Tanner Staff Present: Steve Smith, Acting Dir. of Community Development Bob Hargreaves, City Attorney Tony Bagato, Acting Planning Manager Ryan Stendell, Assistant Planner Phil Joy, Associate Transportation Planner Tonya Monroe, Administrative Secretary IV. APPROVAL OF MINUTES Request for consideration of the December 19, 2006 meeting minutes. Chairperson Campbeli noted that only two commissioners in attendance were present at the Iast meeting. Mr. Smith indicated the item couid be acted upon. Action: It was moved by Commissioner Tschopp, seconded by Commissioner Campbeli, approving the December 19, 2006 meeting minutes. Motion carried 2-0-2 (C�mmissianers Lim�nt and Schrriidt abstain�d, Cammissioner Tanner absent}. MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 V. SUMMARY OF COUNCIL ACTION Mr. Smith summarized pertinent January 11, 2007 City Councii actions. He noted that there was a vacant seat to be fiiled since Cindy Finerty was elected to City Council and it was filled with the appointment of Ms. Connor �imont. As well, Chairperson Jim Lopez was up for reappointment and City Council filied the seat with the appointment of Ms. Mari Schmidt. VI. ELECTION OF OFFICERS AND COMMITTEE LIAISONS A. Election of Chairperson and Vice Chairperson Mr. Smith and Commissioner Campbell explained that traditionally the seats of Chair and Vice Chair have been filled by commissioner seniority. If they wished to continue in this manner, it would be Commissioner Campbell's turn to be Chair and Commissioner Tschopp's turn to be Vice Chair. Action: It was moved by Commissioner Tschopp, seconded by Commissioner Limont, electing Commissioner Campbell as Chairperson and electing Commissioner Tschopp as Vice Chairperson by minute motion. Motion carried 4-0 (Commissioner Tanner was absent). B. Appointment of an Art in Public Places Representative, Appointment of a �andscape Committee Representative, Appointment of a Parks and Recreation Gommission Representative, and Appointment of a Project Area 4 Committee Representative. Chairperson Campbell noted that she had been the liaison to the Art in Public Places Committee, which meets the third Wednesdays of the month at 9:00 a.m. She asked if anyone would like to attend those meetings. She noted that the liaison is not a voting member and attended for informational purposes oniy. She aiso noted that she has been Iiaison for quite a few years and asked if anyone else was interested. (No one expressed interest.) It was also noted that Commissioner Tanner was the current liaison to the Parks & Recreation Commission and it was felt that he would probably Iike to remain the Iiaison. The two liaison positions currently open, which were held by former commissioner Cindy Finerty, were for the Landscape Committee and Project Area 4 Committee. Mr. Smith explained that the Landscape Committee meets on the third Wednesdays of each month, or as called by the Chair or staff. The next 2 MINUTES PA�M DESERT PLANNING COMMISSION JANUARY 16 2007 meeting was January 1� at 11:30 and Iunch wouid be provided. He indicated that the Project Area 4 meets on the Third Mondays of each month, but due to holidays the next meeting would be in March. He said it involved discussion of issues at the eastern edge of the city. Commissioner Limont voiunteered for the Landscape Committee. No one expressed interest in the Project Area 4 Committee. Commissioner Schmidt said she would like more time and information before deciding. Mr. Smith indicated that it wasn't necessary to have a representative on that committee, but discussion for that could be continued. Action: It was moved by Commissioner Tschopp, seconded by Commissioner Limont, by minute motion appointing Sonia Campbell as the Art in Public Places representative, appointing Connor Limont as the Landscape Committee representative, appointing Van Tanner as the Parks & Recreation Commission representative, and continuing an appointment for the Project Area 4 Committee representative. Motion carried 4-0 (Commissioner Tanner was absent). VII. ORA� COMMUNICATIONS None. VIII. CONSENT CALENDAR A. Gase No. PMW 06-24 - BIGHORN PAR, LLC and BIGHORN DEVELOPMENT, LLC, Applicants Request for approval of a parcel map waiver to adjust the rear lot line of homesite #42 at 136 Tamit in Bighorn. B. Case No. PMW 06-23 - RJ VENTURES, �LC, Applicant Request for approval of a parcel map waiver to combine three parceis into one to facilitate site development for property Iocated at 34-820, 34-900 and 34-940 Monterey Avenue. Action: It was moved by Commissioner Tschopp, seconded by Commissioner Limont, approving the Consent Caiendar by minute motion. Motion carried 4-0 (Commissioner Tanner was absent}. 3 MINUTES PA�M DESERT PLANNWG COMMISSION JANUARY 16 2007 IX. PUBLIC HEARINGS Anyone who chailenges 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 Pianning Commission at, or prior to, the pubiic hearing. A. Case No. PP 06-11 - STUDIO E ARCHITECTS, Appiicant (Continued from November 21 and December 19, 2006} Request for approval of a precise plan of design for a 2,770 square foot World Savings Bank at 73-051 Highway 111, APN 627-192-043. Mr. Smith expiained that the property is the former Shell service station site at Highway 111 and Highway 74/Monterey. He recalled that when tne matter was before the Commission in November, there were some concerns about the project architecture. The applicant appeared af Architectural Review with revised pians, which were circulated to Commission. Mr. Smith informed Commission that at this time staff had not prepared a report on the revised pian and consequently did not have a resoiution of approval. Staff recommended that the matter be continued to the next meeting on February 6. He requested that the applicant be given the opportunity to share the revised plans and colors. He thought the applicant wouid like assurance that he is headed in an acceptable direction in that on November 19 he heard he wasn't. Mr. Smith reiterated the staff recommendation and asked for any questions. There were no questions for staff. Chairperson Campbeil stated that the public hearing was o en and asked the applicant to address the Commission. MR. JOHN SHEEHAN, Studio E Architects, addressed the Commission and had boards to display. He noted that after the last meeting he had a meeting with Phil Drell to try and get his direction and to explore alternatives to arrive at a design more agreeable to the Planning Commission. He met with Phil the week before Christmas and Iooked at four different alternatives of revised exterior massing and elevations of the building. He had one Mr. Drell thought was promising and in his opinion Iooked scuiptural. Mr. Drell steered them away from the boxiness of the former scheme and toward something with more variation in massing and different appearances from the 4 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 different vantage points, as well as toward materiais that might be more sympathetic to the desert. Mr. Sheehan said what he was bringing to them this evening, that they already had before them, was a result of the meeting with Phil Drell. He also wanted to get the Commission's feedback on the materials and colors. Mr. Sheehan distributed a model of the proposed building. He said the site plan was virtuaily the same. What the new exterior was trying to represent was different attitudes of the different sides of the building as it appears from different vantage points. On the north, they wanted to open the building as much as possible and present a big giass facade that would invite the natural light deep into the heart of the bank and allow the activity of the bank to activate the corner and be something that would be noticeable and vital at that corner. Because of the sun, they were very selective and careful with the openings on the west. There were a couple of deep slot openings with very thick eyebrows or hoods over them to protect the direct suniight from the west. One would be positioned sort of low as seen toward the intersection and also a vertical one aligning with the back tower line. The idea was to form a protective roof to shield the interior from the sun and as one approaches or looks at it from the east and south, that protective roof, which was difficult to see in the drawing which billows out, there was a decidedly different look to the building viewed from the southwest. He said as one moves around the building, it has a very differenf character and thought the light and shadows cast by the palm trees and the mesquites against the form of the buiiding wouid be very attractive. He said they were Iooking at an abstract computer model that didn't nave the benefit of alI the planting and trees that are part of the Iandscaping. There would be a lot of foreground planting and ground planting that wasn't represented. It primarily showed the palms and mesquites, but he said there was a lot more pianting that wouid anchor the building. Mr. Sheehan also said there was a series of heavy stone-like elements that anchor the building to the ground, so part of it feels Iike a saii, part of it earthbound and those were the big stone piers that hold the sun canopy on the east side, the service portion of the building which was the law mass on the south and then there would be a band of stone underneath the horizontal window. So there would 5 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2407 be a series of elements holding it down to the ground and then it gets lighter as it goes up. In terms of materiais, what they were considering was an off-white stucco. He said they wouid Iike to get the very smooth texture called steel troweled that is perhaps similar in coior. He was very interested in getting the Commission's feedback on the part represented as stone or masonry. They had a couple of different alternatives. There were two square pieces. One was a cut and polished concrete masonry. The others are a rough-textured masonry similar to the Council Chamber walls, but not painted, a�d would show the natural aggregate. Another direction they were considering that feit more Iike dressed stoned, a kind of tan-coiored piece that feeis like cut sandstone and the other was more of a rosy red similar material. One had more of a rough texture, the other a more finished character to it. As far as the white, it was their feeling that it would best capture the shadows of the landscape and they thought it wouid actually compose nicely with the present buildings at the corner and flank the intersection of EI Paseo and Highway 74. If they come down Highway 74 from up the hill, the buiidings on the right sort of form the gateway to EI Paseo. They thought this might be a third member of that party. That was largely the inspiration for that color choice. Chairperson Campbell asked if there were any questions of the applicant. Commissioner Limont had a question regarding the height of the building. She asked if it was necessary for offices upstairs. Mr. Sheehan said no, it was a tall volume at the banking floor. It was one story and was just for aesthetics and volume inside. Commissioner Tschopp asked for the height. Mr. Sheehan said 25 feet, well beneath the maximum ailowed there. Chairperson Campbeli asked about the wall facing Highway 74. She noted that it was biank with just a narrow window and on the rendering, a tree and Iandscaping were depicted. She asked if that wail would be all white. 6 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 Mr. Sheehan said yes. A more accurate representation of that facade was the model and the drawing he had. He said there were two significant openings. She asked if there was going to be quite a bit of landscaping covering that wall and that part of the building. Mr. Sheehan said yes. There were signage obligations from the bank's perspective so that sign was either going to be in the Iocation shown or pushed out more toward the corner. But there was a significant amount of Iandscaping currently shown on their drawing, which had been back and forth a few times with the person in Planning. Chairperson Campbell asked for confirmation that they wouldn't be looking at a blank wnite wall right there as viewed from Highway 74. Mr. Sheehan said no, not at aII. He said it would be a foil to some very beautiful and sculptural desert landscaping and that was the intention. Chairperson Campbeli wanted to make sure some of the landscaping was not going to take 20 years to grow bigger and mature. They wanted something to cover that waii now. Mr. Sheehan agreed. Commissioner Schmidt asked how iocked in they were to the white color. Mr. Sheehan said they would entertain other colors. What they liked about the white is that it seems to represent a kind of theme along Highway 74 there. They also thought the white wouldn't date the buiiding as much as some of the other colors being seen in the desert at the moment. Tney did look at others that were a burnt red or something close to the colors of the sandstone at the library. Commissioner Schmidt wondered if that was a really big design element for them. Mr. Sheehan stated that they were working with a really good design architect who was choosing some really colorfu� plant material in lime greens, red oranges and so forth. They would like the ability to have tnat be the frame of the picture. 7 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 Commissioner Schmidt commented that ti�e fascia abutting Highway 74 was pretty plain and they were counting on the landscaping to dress it. Mr. Sheehan agreed that it was plain with some very selective openings. in the former scheme they had some vertical fins as a means to controi tne western sun, so this was another approach to being very careful about putting in openings where they would benefit the interior and people working there, people using the bank and the rest as a foil with an interesting landscape composition in front. They also had some conversation with someone on the Arts Commission and there nad been some expression of interest in terms of getting a portion of this site dedicated for an art piece and they were very open to that idea. IYs a great corner in the context of the whole city for a significant piece. The bank was leasing the land and also in attendance was the person in charge of real estate acquisition for the bank. So that agreement would have to be worked out with the person who still holds title to the property. He thought it was the same person who held it when it was a gas station. He thought it would be an ideal location in terms of art and would love to work with the City in terms of selecting the appropriate piece and placement. Commissioner Schmidt noted that Mr. Sheehan asked for some feedback on the material and she particuiarly liked the square piece of rough stone. Mr. Sheehan indicated it was similar to the Councii Chamber, but not painted. Commissioner Schmidt concurred. Commissioner Limont asked if it was absoiutely necessary to have the name of the bank standing up on top of the roof. Mr. Sheehan said if they asked the bank, they would answer yes. They want signage. When the first bank first appeared it was Worid Savings, which has been acquired by Wachovia, so it got smalier/ fewer words. Chairperson Campbell pointed out that the bank across the street had the name on top. Mr. Sheehan said it was an obligation of commerciai architecture. 8 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 Commissioner Tschopp asked for confirmation that the model witn the architectural relief was more of the direction tney were heading now. Mr. Sheehan said yes. Commissioner Tschopp asked for confirmation that they were proposing to put in significant amounts of Iandscape elements tnat will incorporate different heights to dress up the west. Mr. Sheehan said yes. Chairperson Campbell thought it was quite an improvement from the last design. It has a Iot of feeling, a lot of flow, and she liked the roundness of the building at the corner, so they have come a long way. If Mr. Sheehan was to use the square rough-textured material sample, Commissioner Schmidt asked what size would be used. Mr. Sheehan said he personally liked a four-inch tail by 16-inch wide block dimension or unit dimension that was horizontal, as opposed to the Councii Chamber which was 8 x 8 x 16. So there would be more grout lines, more joints. Commissioner Schmidt asked about the width of the columns. Mr. Sheehan didn't know off the top of his head, but thought at Ieast two-feet wide to have a feeling of heft and that was intentionai. They want to anchor the building down to the ground. Commissioner Schmidt commented that she wished it were not quite so tall. She understood the design eiement involved and could see the proportions and understood that, but it just seemed tall, particularly when there was no interior use. Mr. Sheehan noted that someone couid propose a two-story buiiding and this was well under code. Commissioner Schmidt understood that they were well within their right, she was just commenting. Mr. Sheehan said he appreciated her comments. 9 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 There were no other Commission questions of the appiicant. Chairperson Campbell asked if anyone in the audience wished to speak in FAVOR or OPPOSITION to the proposed project. There was no response. Chairperson Campbell left the pubiic hearing open, noting that staff was requesting a continuance to the next meeting, February 6, 2007. She advised that since this item had been continued from previous meetings, the two new commissioners would not be abie to vote unless they listen to the tapes of the previous meetings. Before making a motion, Commissioner Tschopp commented that this is a very multi-faceted building. Ne thought the model helped out significantly over the pictures. Although 25-feet in height was well within the guidelines, it still seemed to stand high up, but thought the key would be proper landscaping. He requested when they came back on February 6 they show their landscaping plans, inciuding the trees. He thought that might be heipful. Chairperson Campbell agreed with Commissioner Tschopp. She thought Mr. Sheehan had a lot of input this evening from all the commissioners and when he comes back at the next meeting, they would Iike to see the proposed Iandscaping. She requested a motion of continuance. Action: It was moved by Commissioner Tschopp, seconded by Chairperson Campbell, by minute motion continuing Case No. PP 06-11 to February 6, 2007. Motion carried 2-0-2 (Commissioners Limont and Schmidt abstained, Commissioner Tanner was absent). B. Case No. TPM 35269 - ESSI SHAHANDEH, Applicant Request for consideration of approval for a tentative parcel map to subdivide an existing 18,338 square foot residential lot into two parcels at 44-454 San Jose Avenue (APN: 627-135- 004). Mr. Stendeil informed Commission that the titie block on the maps inciuded in the Commission packets was wrong. He presented a corrected map and noted that if approved, all corrections would be reflected on the final map. He reviewed the staff report and recommended approvai. He asked for any questions. Commissioner Schmidt asked for the record if Mr. Stendell would be more specific on how the plan changed as compared to the ones in tneir packets. 10 MINUTES PALM DESERT PLANNING COMMISSION .DANUARY 16 2007 Mr. Stendell stated that on the project information block Iocated on the right- hand side of the map included in their packets, it had the wrong data. The map on display had the corrected information, inciuding the Iot size, owner, appiicant, flood plains and topo which had alI been corrected by the engineer. Chairperson Campbell asked for confirmation that all the drawings (site plan and elevations) remained the same. Mr. Stendell concurred. Commissioner Limont asked for clarification that where it said the type of building was office and two-stories, that was a mistake. Mr. Stendeli concurred. Chairperson Campbeil ooened the pubiic hearing and asked the appiicant to address the Gommission. MS. KATHY LYNN CO��INS, 75-387 Stardust Lane in Indian Wells, addressed the Commission. She said she didn't have anything to add. She thought Mr. Stendell did a good job presenting the project and was present to answer any questions. Chairperson Campbeli asked if anyone wished to speak in FAVOR or OPPOSITION to the proposed project. There was no one and the public hearing was ciosed. Chairperson Campbell asked for Commission comments. Commissioner Tschopp said it was consistent with the zone, city ordinances and tne neighborhood. He thought it would a compliment and was in favor. He moved for approval. Action: It was moved by Commissianer Tschopp, seconded by Commissioner Limont, by minute motion adopting the findings as presented by staff. Motion carried 4-0 (Commissioner Tanner was absent). It was moved by Commissioner Tschopp, seconded by Commissioner Limont, adopting Planning Commission Resolution No. 2430, approving Case No. 35269, subject to conditions. Motion carried 4-0 (Commissioner Tanner was absent}. 11 MINUTES PALM dESERT PLANNING COMMISSION JANUARY 16 2007 C. Case No. DA 06-02 related to C!Z 06-04 - PALM DESERT FUNDING COMPANY, LP, Applicant Request for a recommendation to City Council approving the University Park Master Plan Development Agreement as it relates to 190 +/- acres generally located south of Gerald Ford Drive and east of Portola Avenue at 73-500 Coliege Drive. Mr. Smith recailed that in early 2006 the Planning Commission recommended to City Council approvai of the University Park Master Plan and that was approved by the City Council in May of 2006. During the summer of 2006, the Planning Commission approved a series of tentative tract maps for the area included in the University Park Master Plan totaling some 1,060 units. At the time the Master Plan itself was done, the development agreement had not been completed. After numerous reviews by the applicanYs attorney and the City's attorney over the last six months, the document was now before the Commission. He stated that after it was copied and circulated, the City Attorney had a one- sentence addition on page two {which was circulated to Commission at the meeting), as follows: "This Agreement shall not affect any portion of the land affected by the Wonder Paims Development Pian outside the boundaries of the Property." He noted that the development agreement would separate this property out of the existing Wonder Palms Development Agreement which was adopted in 1997. Beyond that, the aifect of the agreement is to vest the applicant for the term of the agreement, which is ten years. He asked for any questions. He indicated he had a telephone conversation with Mark Smith, the applicanYs representative, that afternoon in that he had some concern with respect to verbiage on page 14. He noticed that Mr. Thad Watkins was in tne audience for the applicant and thought he could clarify the concern. His concern had to do with the second sentence under 6(a} relative to how the acquisition of the park plan was occurring and Mr. Smith was open to revised Ianguage, but they never got together as to what the actual ianguage would be. Staff's recommendation was to recommend approval of the development agreement to the City Gouncil. He asked for any questions. Commissioner Tschopp asked if the $20 million in bonds was the estimate for the cost of the Iand. Mr. Smith explained that it was the second phase of the issuance of the bonds for the infrastructure in the University Park area. if they had been out there, they would see curbs and gutters and ail the streets were graded, so the first phase of bonding monies are being actively 12 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 expended. He clarified that it was being done through a community facilities district. Commissioner Tschopp asked for confirmation that the plan has already been approved and this hearing was just to discuss the development agreement. Mr. Smith agreed. He further expiained that it would vest the developer for ten years, whereas the maps with extensions was approximately 4.5 years. Commissioner Limont asked if the ciock was ticking on the bonds. Mr. Smith confirmed that there were payments being made and when the second phase is issued in March, the ciock would again start ticking. Commissioner Schmidt asked if it was standard operating procedure for the City to purchase park iand from developers. Mr. Smith said no. That was part of the Ianguage change that he had been discussing with Mark Smith. The park land was being purchased through the bond proceeds and was a complicated transaction. He was not part of that and didn't know the intricacies of it, but that was how it was explained to him. So yes, the City is acquiring park sites. The applicant would develop them to the City's specifications and at that point the City would formaliy accept them. There were no other questions for staff and Chairperson Campbell onened the public hearing and asked the applicant to address the Commission. MR. THAD WATKINS of Palm Desert Funding Company, said that the question under 6(a) on page 14 was the spot in which it could be a bit confusing. He explained that the City will own the parks, but the funds to pay for the parks came through the CFD and they were improving the parks, as well. The City would get parks fully improved with aIl the amenities from the development. He thought in one instance, the park was already owned by the City. He said after the improveme�ts, the City takes over the park and provides maintenance. Chairperson Campbell asked if anyone wished to speak in FAVOR or OPPOSiTION to the proposal. Tl�ere was no one and the pubiic hearing was closed. Chairperson Campbeli asked for Commission comments or action. 13 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 16 2007 Action: It was moved by Commissioner Tschopp, seconded by Chairperson Campbell, by minute motion adopting the findings as presented by staff. Motion carried 4-0 {Commissioner Tanner was absent). It was moved by Commissioner Tschopp, seconded by Chairperson Campbell, adopting Planning Commission Resolution No. 2431 , recommending to City Council approvai of Case No. DA 06-02. Motion carried 4-0 (Commissioner Tanner was absent). X. MISCELLANEOUS A. Presentation of Westfieid Revitalization of Former Macy's Mr. Bagato noted that the presentation was for informational purposes only. Renovation was being made to existing space and staff wanted to make the Commission aware of the changes and the new features. He stated that Arcnitectural Review Commission approved the new design unanimously. City Council saw the revitalization pians last week in study session. They were in favor of creating more outdoor space and discussed Iandscaping. That session was for informational purposes, as well. Commissioner Tschopp asked how many existing parking spaces wou�d be eliminated at the front of the building. Mr. Bagato said none. Currently there is a drive leading up to the building. Pointing to the plans, he showed the existing driveway and the area they would be working in. From his understanding, they would not be eliminating any parking. Commissioner Tschopp noted that it appeared to incorporate quite a few parking spaces, so it was good to hear that they weren't taking tnose out. Chairperson Campbeli asked if Nordstrom's would only occupy the building to the north, the old Macy's. Mr. Bagato said that was correct. He thought they would be moving into the space in 2009. Commissioner Limont asked for confirmation that this item was already presented to Council at a study session. Mr. Bagato said that it was presented to them by Westfield in a study session. Because they weren't expanding any of the square footage of the building area and were taking away from the square footage by cutting into the middle of the building, it was determined that they didn't need to go through a public hearing. The architecture and landscaping were the only things reviewed by Architecturai Review. There was a 15-day appeal period, but no one called it up. They are now at the construction stage. 14 MINUTES PALM DESERT PLANPIING COMMISSION JANUARY 16 2007 Commissioner�imont pointed o�t that in the design there is a wall of water in a city that has an energy conservation attitude. This flies in the face of that. Mr. Bagato indicated that there are water conservation policies they wouid have to implement and fountains fall into that criteria. Fountains get approved under the water conservation ordinance and the applicant wouid work with the �andscaping Department on it. He said it was designed to not spray on people, but there were concerns with blowing wind and they weren't sure they were going to have it. They were still working out the fine details. Commissioner Schmidt said it wasn't something for approvai or disapproval, it is merely informational. She asked if they had any input at all, suggestions, etc. Mr. Bagato said that the comments could be relayed, but they were already at the point of construction. Construction drawings have been approved. Mr. Smith noted that this was originally scheduled for December 19, 2006, but the applicant was unavaiiable to attend. Consequently, the cart got a Iittle ahead of the horse, but they have been touching base, but not necessarily in the proper order. Commissioner Schmidt had a comment regarding signage. If she were an anchor, she wouldn't want Westfield's name up in front unless it was low and in some sort of monument in the planter. Mr. Bagato said that the signage was reviewed separately and was something he could bring up to the applicant. Commissioner Schmidt thougnt it was very distracting to other anchors and was sure Nordstrom's would want some sort of recognition on the face and thought they would want something visual from Highway 111. Mr. Bagato said his understanding was they intend to have a Nordstrom sign on this elevation. He didn't know if it would be in place of "Westfield" in the future, but part of this was to have a Nordstrom sign on the Highway 111 side. Commissioner Schmidt thought the signage for Westfield seemed kind of tacky and unnecessary. Mr. Bagato informed Commissioner Tschopp that after further review, it did appear that some parking spaces would be removed and he wouid give him an update at the next meeting. Commissioner Limont commented that as a city they either need to be serious about the energy ordinance or not and it needed to be refiected by the architecture and what they ask deveiopers to build. Commissioner Tschopp said that Mr. Bagato didn't need to report back, he just thought it was aiready difficuit to get parking near the book store and if they are eliminating spaces ciose to the mall, that was a mistake. Mr. Bagato said he would relay that comment to them. 15 MINUTES PA�M DESERT PLANNING COMMISSION JANUARY 16 2007 Chairperson Campbell asked if the parking structures were well used or if peopie still tend to use the other parking areas. Mr. Bagato thought the top Ievel tended to be under used except during holidays. Chairperson Campbell asked if some of these parking spaces were being removed, if there is ample parking still in those structures. Mr. Bagato said thought there are ample spaces in the parking structures and they said in the remodel, building square footage was being removed. Commissioner Schmidt commented that in Iooking at aIl the materials chosen, she tnought it was very well done. It was attractive and low key. Chairperson Campbell agreed that it wouid be quite an improvement and thanked staff. Action: None. B. Progress Update on Case No. ZOA 06-02. Mr. Smith said that pursuant to the Commission's direction on the condominium ordinance that was initially brought in on December 19, staff indicated at that time that they would be meeting with some of the owners of the larger apartment complexes. He said staff met with the Whiteco representatives. They own the Canterra development, a 306-unit project on Hovley next to the school. There was an additional 17 acres between the school and this development, which they also own and which is entitled to anotner 306 units. They indicated that they would be actively proceeding with a condominium development on the vacant property and their question was if it was possible to come through with a conversion project on the existing apartment complex. The meeting included people from the City's Nousing Authority. He didn't know if they would necessariiy see the application coming forward. He thought they were probably reasonably dissuaded in that there are 31 low or moderate income housing units within the 306, so they have to take care of those folks and there was indication of some other requirements in order to get the Housing representatives to support an application. Mr. Smith said they also discussed an amendment to the City's parking code for condominium units. He thought that had some merit. The parking standard for condominium units is higher than apartments, an extra half a space per unit, and they did some surveys of apartment projects in Palm Springs and Palm Desert and the numbers were fairly clear that they couid get by without the half a parking space and maybe Iess. His argument is that 16 MINUTES PALM DESERT P�ANNING COMMISSION JANUARY 16 2007 he would rather see landscaping than asphalt, but he didn't want it placed by additional units. In discussing the condo ordinance itself with Mr. Leurck, the gentleman from Whiteco, he said he wouid be commenting in writing and shared Commissioner Tschopp's opinion tnat perhaps the average vacancy rate needed to be looked at over a Ionger period of time. So that was something that would be considered in the updated ordinance that staff would bring back. When they meet with further apartment developers, he would put it on the agenda and report back at that time. Chairperson Campbeil asked if he would keep the Commission informed from meeting to meeting. Mr. Smith said he doesn't currentiy have other meetings scheduled, so he intended to place the item on the agenda when there was something to update. Chairperson Campbell thanked Mr. Smith. Action: None. XI. COMMITTEE MEETING UPDATES A. ART IN PUB�IC PLACES Chairperson Campbell reported that the last meeting was informational. B. LANDSCAPE COMMITTEE None. C. PROJEGT AREA 4 COMMITTEE None. D. PARKS & RECREATION Commissioner Limont said she attended the meeting. She said the Parks& Recreation Commission had a presentation by Richard Twedt regarding Art in Public Places and he reviewed how the program was established and how art was chosen. They aiso had a presentation by the Coachelia Valley Recreation and Park District. They asked for an extension while Paim Desert is Iooking ta disengage from the 17 MINUTES PA�M DESERT PLANNING COMMISSION JANUARY 16 2007 agreement with them. The Parks & Recreation Commission voted to send it back to Councii recommending a six-month extension. Commissioner Schmidt asked if removing the City from the existing parks agreement with the District required a vote of the people. Commissioner �imont said no. As a city, they apply to LAFCO and present arguments as to why we feei this is the right move. There are steps that are taken if it is turned down or if iYs approved and voters come forward and if say they don't want it, then it can go to a vote. XII. COMMENTS A. Mr. Smith noted that literature was distributed relative to a Planning conference in San Diego in March. Anyone interested could contact Tonya for help or with reimbursement. Chairperson Campbell commented that she attended and thought it was very informational for new commissioners. B. Mr. Smith advised that if the new members wished to participate in the vote for the Studio E pubiic hearing when it comes back, they would need to Iisten to the tapes of the meetings and that could be arranged. Otherwise, they could abstain when it returns. Commissioner Tschopp asked if there would be a quorum for Studio E if the new commissioner's didn't participate. Mr. Smith said yes, they would have a quorum even if they didn't participate. The City Attorney advised that it was an action they could take. Commissioner Schmidt asked if it would have to be unanimous. Mr. Smith said there needed to be two afFirmative votes. Mr. Hargreaves said that generally speaking, a quorum is three and it needed a majority of the quorum to pass. They could do it with iwo. Commissioner Schmidt asked if that was also true of Council. Mr. Hargreaves said there are certain actions that the Council takes that require three affirmative votes. C. Chairperson Campbell welcomed the new members to the Planning Commission. She said it was the first time in history tnat she could recall where the Commission had three women on the Planning Commission at one time. She welcomed them and complimented them on getting invoived and participating. 18 MINUTES PALM DESERT P�ANNING COMMISSION JANUARY 16 2007 �,... � � XIII. ADJOURNMENT it was moved by Commissioner Tschopp, seconded by Commissioner �imont, adjourning the meeting by minute motion. The meeting was adjoumed at 7:14 p.m. �����..�.����- STEPHEN R. SMITH, Acting Secre ry ATTEST: 9G� �`? ONIA M. CAMPBELL, Chairp rson Palm Desert Planning Commission /tm � ` � � : � � �. 19