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HomeMy WebLinkAbout0401 ��•�� MINUTES PALM DESERT PLANNING COMMISSION � - TUESDAY - APRIL 1, 2008 6:00 P.M. - CIVIC CENTER COUNCIL CHAMBER ' � � 73-510 FRED WARING DRIVE * * * � * * � * * * * * * * * * * * * * * ,� * * * ,� * * � � * * * * * * * * * * * * * * * * * * * � * * * * * * * * * I. CALL TO ORDER Chairperson Tschopp called the meeting to order at 6:01 p.m. II. ROLL CALL Members Present: Dave Tschopp, Chair Van Tanner, Vice Chair Sonia Campbell Connor Limont Mari Schmidt Members Absent: None Staff Present: Lauri Aylaian, Director of Community Development Bob Hargreaves, Deputy City Attorney Tony Bagato, Principal Planner Renee Schrader, Associate Planner Kevin Swartz, Assistant Planner Tonya Monroe, Administrative Secretary III. PLEDGE OF ALLEGIANCE Commissioner Schmidt led in the pledge of allegiance. IV. APPROVAL OF MINUTES Request for consideration of the March 4, 2008 meeting minutes. Action: It was moved by Commissioner Campbell, seconded by Commissioner Limont, approving the March 4, 2008 meeting minutes. Motion carried 5-0. V. SUMMARY OF COUNCIL ACTION Ms. Aylaian summarized pertinent March 13 and 27, 2008 City Council actions. MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 VI. ORAL COMMUNICATIONS None. VII. CONSENT CALENDAR A. Case No. PMW 07-22 - LARRY M. GROTBECK, Applicant Request for approval of Parcel Map Waiver 07-22 merging Lots 6 and 7, more particularly described as 74-124 Highway 1 1 1 . B. Case No. PMW 08-82 - CHURCHILL PACIFIC, Applicant Request for approval of Parcel Map Waiver 08-82 merging four lots at 73-061 EI Paseo, more particularly described as APN's 627-231-002 and 627-231-01 1 , and including Lot "F" and Lot "X". C. Case Nos. PP 05-28 and TT 33120 - THE ROBERT MAYER CORPORATION, Applicant Request for approval of a first one-year time extension of Case Nos. PP 05-28 and TT 33120 which approved a precise pfan and tentative tract map for a 49-lot residential tract on 8.63 acres at the northeast corner of Monterey Avenue and Country Club Drive, 73-100 Country Club Drive. D. Case Nos. PP 05-25 and TT 33719 -RJT HOMES-CATAVINA, LLC, Applicant Request for approval of a first one-year time extension for Case Nos. PP 05-25 and TT 33719 which approved construction of 159-unit single-family residential units on 18.67 acres located at the southwest corner of Frank Sinatra and Portola Avenue (38-301 Portola Avenue). Action: It was moved by Commissioner Campbell, seconded by Commissioner Limont, approving the Consent Calendar by minute motion. Motion carried 5-0. 2 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1 2008 VIII. 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. Reports and documents relating to each of the following items listed on the agenda are on file in the Department of Community Development and are available for public inspection during normal business hours, Monday-Friday, 8:00 a.m. - 5:00 p.m., 73510 Fred Waring Drive, Palm Desert, CA 92260, (760) 346-0611. A. Case No. CUP 08-108 - CHUN HUA DENG "ANNA", Applicant Request for approval of a Conditional Use Permit for a massage establishment located in the Palms to Pines West shopping mall at 72-655 Highway 111, Suite B-7. Ms. Schrader reviewed the request and recommended approval, subject to the conditions contained in the draft resolution. There were no questions for staff. Chairperson Tschopp o ened the public hearing and asked the applicant to address the Commission. MR. TODD HILL, the representative for Chun Hua Deng, explained that he wasn't familiar with this procedure, but was open for any questions. There were no questions. Chairperson Tschopp asked if anyone wished to speak in FAVOR or OPPOSITION to the matter. There was no one and the public hearing was closed. Ghairperson Tschopp asked for Commission comments. Action: It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting Planning Commission Resolution No. 2470 approving Case No. CUP 08-108, subject to conditions. Motion carried 5-0. 3 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1, 2008 B. Case Nos. GPA 07-02, C/Z 07-01, PP 07-09 and CUP 07-10 -WLC ARCHITECTS, INC., Applicant Request for recommendation to City Councii for approval of a Mitigated Negative Declaration of Environmental Impact, General Plan Amendment, Change of Zone, Precise Plan and a Conditional Use Permit to allow construction of a new 42,512 square foot two-story Administrative Facility for Coachella Valley Water District. Subject property is located at 75-515 Hovley Lane East (APN's 632-030-003 and 632-030-015). Mr. Swartz reviewed the staff report, noting one correction to the chart on the bottom of page four from 155 to 255 parking spaces. He stated that all findings for approval could be made, a Negative Declaration was prepared, the project would comply with development standards as approved, adequate parking was being provided, there would be minimal impact on the surrounding area, and the building height was accommodated by large setbacks. Staff recommended that the Planning Commission adopt findings and the resolution recommending to City Council approval of Case Nos. GPA 07-02, C/Z 07-01, PP 07-09 and CUP 07-10, subject to conditions. Commissioner Limont asked if the Architectura! Review Commission requested that the tower element be extended because they felt it would be an enhancement. Mr. Swartz said that was correct. When the application first came in, the roof was flat and they felt it would give the building a new element by actually coming up to a point. Commissioner Limont asked if there would be anything inside the tower. Mr. Swartz indicated that an elevator would be in one of the towers. Commissioner Limont thanked him. Commissioner Schmidt asked about the reason for the change of zone. Mr. Swartz explained that the current CVWD (Coachella Valley Water District) building is zoned P (Public Institution). The proposed construction would also be a public building and a change of zone would incorporate the whole area and make it compatible with the existing building's current zoning. Commissioner Schmidt asked if there was a building height restriction for public buildings. Mr. Swartz said no, development standards are as approved. Commissioner Tanner asked what CVWD was going to do with the existing building. Mr. Swartz thought it would still be in operation, but deferred the question to the applicant. 4 MINUTES PALM DESERT PLANNING COMMISSION _APRIL 1, 2008 Commissioner Schmidt asked what other residential dwellings were in the area besides the country club. Mr. Swartz commented that they are all two- stories: going east, Primrose and Sandcastle at 22-24 feet in height. Commissioner Schmidt asked approximately how close they would be to this building. Mr. Swartz stated that the building would be sef back 100 feet from Hovley and 384 from Beacon Hill and the street width was about 100 feet, so about 200 feet to where the buildings would be located. Then Mountain View Villas as it continues down. Commissioner Schmidt asked if it was elevated at that point up toward the north. Mr. Swartz concurred. Commissioner Campbell indicated that this building would be three feet below street level. If the tower is 42 and the elevation was down three, it would be like 39 feet in height. Mr. Swartz said that was correct. Chairperson Tschopp noted that there is a stop light at Beacon Hill and one in front of the existing Coachella Valley Water District building. He asked if staff planned on any other lefts out of the project. Mr. Swartz explained there would be no lefts out off of Hovley. There would only be right-ins and right- outs. There was a left-in coming from the west with a median break at Tava Lane West. Chairperson Tschopp pointed out that was a real racetrack afong there a�d police try and slow traffic down. He also knew that Tava Lane can be very busy with traffic trying to get out, and there was kind of a blind corner with the curve. His comment was that he was happy there weren't any left- outs there, but hoped, and would confirm with the applicant, that the front gate would primarily be for visitors and not employees. He thought that would make it a busy intersection. Commissioner Schmidt asked if the north elevation was the main entrance. Mr. Swartz said that was correct. Commissioner Schmidt noted that would be facing the residents. Mr. Swartz said yes. There were no other questions for staff. Chairperson Tschopp o ened the public hearing and asked the applicant to address the Commission. MR. MARK JOHNSON, the Director of Engineering for the Coachella Valley Water District, stated that their district office address is Avenue 52 in Coachella, California. He explained that they have existing facilities in Coachella and Palm Desert. Both facilities were over populated right now. They have employees working in trailers in Coachella and Palm Desert, so they really had a need for additional space. They were planning to relocate their administrative staff, engineering, finance, human resources, risk management and communications from their Coachella facility to the new facility. The new facility would also have a board room. They usually have two 5 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1 2008 meetings a month, one would be at the new facility and one at the Coachella facility. They planned to keep their existing facilities in Palm Desert and Coachella in service. The existing facility in Palm Desert is an operations center and would continue to be an operations center. In addition to what staff presented, Mr. Johnson mentioned that the facility would be landscaped using desert landscaping. The parking area would have covered parking with solar panels on top of the covered parking. Mr. Johnson stated that they met with the neighbors across the street and presented the facility at one of their homeowner's association meetings and received no negative comments from the residents. He hoped Planning Commission would rule favorably on their project. Their architect and other staff were also present to help answer any questions. Chairperson Tschopp asked about the left-turn in from Hovley Lane East into the main entrance. He asked if Mr. Johnson envisioned employees using that or if it was primarily for visitors. Mr. Johnson said it was primarily for visitors. The parking in front of the facility would be for visitors. They have parking in the back for employees. There were two entrances on Beacon Hill that would be used by employees. There were no other questions. Chairperson Tschopp asked for any testimony in FAVOR or OPPOSITION to the matter. There was none and the public hearing was closed. Chairperson Tschopp asked for Commission comments. Commissioner Tanner said he reviewed the renderings and knew what CVWD was capable of doing, and was certain they would bring a very nice building to that particular corner. He said there had been some concern about what would happen on that corner and he was in favor of saying yes to this project going forward. Commissioner Campbell concurred. She didn't have a problem with the height since no one would be up there looking at the neighbors. The parking for the employees would be on Beacon Hill and they shouldn't have any problem with the traffic on Hovley Lane East. She made a motion for approval. 6 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 Action: lt was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting the findings as presented by staff. Chairperson Tschopp concurred with the other Commissioners and thought the setback would override the height from Mountain View Villas. There really wasn't anything looking out that way and wasn't blocking any view there. He also liked the way the traffic had been engineered and didn't think there would be a problem. He called for the vote. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting Planning Commission Resolution No. 2471 recommending to City Council approval of Case Nos. GPA 07-02, C/Z 07-01, PP 07-09 and CUP 07-10, subject to conditions. Motion carried 5-0. C. Case No. PP 07-14 - BIlL LANG, Applicant Request for recommendation to the City Council for the approval of a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,195 square foot retail center on a 5.15-acre site bounded by Highway 111, Larkspur Lane and EI Paseo. The remodel includes three architectural elements 40 feet in height. The project would include the following addresses: 73-547 to 73-613 Highway 111, 45-051 Larkspur Lane, and 73-540 to 73-580 EI Paseo. Facade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face EI Paseo located directly behind (south of) the Jensen's shopping center. Ms. Schrader distributed full-sized renderings and a material samples board. She reviewed the request, noting that the remodel would include three architectural elements 42 feet in height, not 40. She recommended that the Planning Commission approve the facade remodel as proposed. She also noted that it had been brought to her attention that the applicant would like to begin construction in the summer or as soon as they can. Because of the bus lane, there might be an opportunity for them to start construction while they were still waiting for the bus lane to be approved. Staff would work that out with them. She mentioned that because it of it being part of the conditions of approval and asked for any questions. Commissioner Limont said it was her understanding with regard to the 42- foot elevation that Architectural Review Commission (ARC) had renderings 7 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1, 2008 without the caps and asked if that was correct. Ms. Schrader said no and explained that the renderings distributed to the Planning Commission were the same renderings shown to ARC. There was discussion of the possibility of them not being there, but there was never a presentation made without the cupolas. There were no other questions. Chairperson Tschopp o�ened the public hearing and asked the applicant to address the Commission. MR. BILL LANG, 11602 Penskin Way in North Tustin, stated that they were very excited about this project. They've owned the Jensen's Center since it was a Market Basket in 1963. They thought this was a valuable asset, not only to them, but to the city of Palm Desert. He felt the Jensen's Center was an icon and has been town center for a number of years when it was almost the only shopping center in the area. They wanted to give it the appropriate attention that it deserves, the opportunities that exist there on EI Paseo, and to improve their facade on EI Paseo which is directly across the street from The Gardens and the future development proposed on that street. They felt this redevelopment was necessary in order for them to remain competitive and to attract the kind of tenants they want to have there on EI Paseo. He asked that the Planning Commission to approve their project. Commissioner Campbell asked if there would be a truss element on Larkspur to unite the Three Dog Bakery with the tobacco shop. Mr. Lang said yes. Commissioner Campbell asked what else would be done and if they would be calling that an alleyway for loading or unloading. She also asked if that area would be cleaned up. Mr. Lang said yes, they've actually been doing little things now to try and clean it up. They recognized that it is a highly visible area. Commissioner Campbell said concurred, especially for Cafe Des Beaux-Arts with customers sitting there on Larkspur looking down on trash and asked again if that area would be cleaned up. Mr. Lang said yes and indicated they were doing things to disguise the back of Jensen's. The architectural elements were going across the way there. They were just starting to put in Z Pizza and they were putting signage on the back to make it look more like a retail area, not 8 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1 2008 the back of a store, and they'd already begun to do that. So yes, it would be. Looking at the plan, he said there was even a different element on the ground; it wasn't just pavement, it was some type of stamped concrete or some treatment that would improve the look of that. The idea was to attract people off of EI Paseo to come down into the Jensen's Marketplace. Commissioner Campbell asked if the public would be able to enter that area and drive all the way around behind the buildings. Mr. Lang said that was correct. Commissioner Limont asked if the gas station was staying. Mr. Lang said yes. Commissioner Limont asked for and received clarification regarding the existing access points into the project from Highway 111 and Larkspur and it was stated that those would remain. Commissioner Tanner asked how much demolition EI Paseo would be exposed to and for what the length of time. He used the tobacco shop as an example. He noted that there was a brand new facade going on EI Paseo west from the tobacco shop. He asked how much time, how much demolition, and how much loss of use there would be for the tenants in those buildings. Mr. Lang said for the tobacco shop, they've already talked with them and they were going to temporarily locate them within the center on EI Paseo while building a cupola above them, and all of that would be appropriately hidden. That's the only interruption of a tenant that they anticipated. The other elements could be done while the tenants remained and they would build tunnels and those kinds of things. Commissioner Tanner asked for confirmation that there would be no interior demolition of the tobacco shop, just the exterior. Mr. Lang said there would be some. The tobacco shop was the key element to the whole project. It's right across the street from Tommy Bahamas, it's where they would spend the most time developing that architectural detail, so they would have to remove the roof from there in order to put the element on. Commissioner Tanner asked if the tobacco shop would be two-stories. 9 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 Mr. Lang said no, it would remain one-story. Commissioner Schmidt asked about control of the service station property. Mr. Lang explained that Exxon-Mobil has a lease. Commissioner Schmidt asked if they were going to try and incorporate it. The current request was for almost the entire block and that was going to stick out like a sore thumb. Mr. Lang stated that they desperately tried to talk with them. Exxon- Mobi! has five years left on their lease; they had an option and they exercised their option, which was their right. Mr. Lang said it was his intention to redevelop that site at the end of that five-year term and not to release it to Exxon-Mobil. Commissioner Schmidt asked if there could be some kind of landscaping incorporated that might help. She felt this would be an amazing project and then suddenly there sat Exxon. Mr. Lang explained that for the five years they wouldn't have control of it and couldn't make Exxon-Mobil do anything. He didn't know if there was something the City could do to encourage them to improve it, but there was nothing he personally could do. They control the site for the next four and a half years. Commissioner Schmidt asked about the total duration of the construction. Mr. Lang said he would be telling everyone they had to get it done in three months. He would let their architect, Keith Palmer, talk about the scheduling. MR. KEITH PALMER, Bryant Palmer Soto Architects, 2601 Airport Drive in Torrance, California, stated that as far as construction goes, this would normally be about a six-month construction period for any other location. In this case, they were going to try to do it over the summer months and try to complete it in an astounding four months, which was part of the reason they were concerned about the scheduling of the permitting, particularly relative to the bus lane. It was critical to the tenants that they try to do all this construction during their slow time of business, rather than their busy time. He said they submitted their application in early November of last year and were finally going before the Planning Commission with the project and 10 MINUTES PQLM DESERT PLANNING COMMISSION APRIL 1, 2008 they were quickly losing some valuable schedule time for building this summer. It's a goal of theirs, but was a challenge. Chairperson Tschopp asked about the height of the Tommy Bahamas tower element across the street. Mr. Bagato replied that it was 42 feet and pointed out that they were a little higher because of the grade. Mr. Lang said one of the reasons they brought the height up to 42 was because of the height of The Gardens and the grade elevation difference. Chairperson Tschopp thanked him. There were no other questions. Chairperson Tschopp asked if anyone wished to speak in FAVOR or OPPOSlTION. There was no one and Chairperson Tschopp closed the public hearing and asked the Commission for comments. Commissioner Limont thought it was a beautiful project, well laid out, and obviously with EI Paseo being remodeled, this needed to be done. Her concern was height. To the north there really wasn't a view. Views in Palm Desert tend to be to the south and the mountains are beautiful. Her concern for EI Paseo has always been that it will lose its uniqueness if it's cemented in. That didn't mean that the buildings weren't beautiful or that the architectural renderings didn't deserve merit, it was just that our signature tends to be our mountains for a number of people. While she was extremely positive on moving forward with this, she was not in favor of the height at 42 feet. She understood what the applicant was saying as far as trying to measure up to The Gardens, but that has always been her concern. She wasn't sure how she was going to vote at this point, but it was a beautiful project except for the height. Commissioner Campbell also thought it was a beautiful project. She has been in business on EI Paseo in retail for 20 years and when her girlfriend opened Upper Crust Cooking Company, she worked there. She didn't have any problem with the height because it was down grade from The Gardens, and hoped the building improvements would also encourage a new tenant for the empty restaurant space, which has been bad for EI Paseo. She reiterated that it was a beautiful project and hoped they could get started this summer right away and have it done as soon as possible. She moved for approval. Action: It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting the findings as presented by staff. 11 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 Commissioner Tanner also hoped they would hurry up and get it done. He said it was something that EI Paseo was heading toward and he didn't have a problem with the tower. His concern was if the entire project was 42 feet. He liked the undulation and thought it would bring attention to the north side of EI Paseo just like they have the attention on the south side. He wished them good luck. Commissioner Schmidt commented that it was a beautiful project and was sure they had worked hard on it. She agreed with Commissioner Limont always regarding height. She wished that they could lose a few of them, but as a designer, she looked and saw the balance and the need. They either have to have none or all. She said she would make an exception in this case mainly because the primary building heights were lower and that was very smart. She wished them well and hoped the project went well and that they could convince Exxon to plant a few trees. Chairperson Tschopp thought it was a good project and long overdue. He hoped they would get it done early. It would help that area immensely. As far as the tower elements, he didn't have any problem. They do want to protect view corridors, but there was nothing to protect here. The development to the immediate north was part of this development and on Highway 111 more commercial buildings. There wouldn't be any view impediment here and it does set the project off, so he thought it was great they were doing this and it would improve the area. He called for the vote. Motion carried 4-1 (Commissioner Limont voted no). It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting Planning Commission Resolution No. 2472 recommending to City Council approval of Case No. PP 07-14, subject to conditions. Motion carried 4-1 (Commissioner Limont voted no). IX. MISCELLANEOUS None. X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES No report. 12 MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 B. LANDSCAPE BEAUTIFICATION Commissioner Limont reported on discussion items from the last meeting. C. PROJECT AREA 4 COMMITTEE Commissioner Schmidt said she was unable to attend and asked Ms. Aylaian to report on the last meeting; Ms. Aylaian did so. : , D. PARKS & RECREATION " Commissioner Tanner updated the Commission on the discussion items from the last meeting. -,` XI. COMMENTS Commissioner Schmidt asked if there were any plans along Highway 74_for bike trails, golf cart paths, and that sort of thing. Ms. Aylaian said that one of the first areas that was planned for restriping to accommodate more bike lanes without moving the curb was Highway 74 from Highway 111 south. She deferred to Commissioner Tanner as to the distance of restriping. Commissioner Tanner showed a diagram of areas to be striped by the end of summer 2008 and noted that Highway 74 striping was on it. Commissioner Schmidt asked if there was anything in the works to take into account the parkways, sidewalks, etc. Commissioner Tanner said no, not that he was awa re of. XII. ADJOURNMENT It was moved by Commissioner Tanner, seconded by Commissioner Campbell, to adjourn the meeting by minute motion. Motion carried 5-0. The meeting was adjourned at 7:02 p.m, ----- �— _ _ , ---.:� �7 LAURI AYLAIAN, Secretary ATTEST: � � � �_, AVID E. TSCHOPP, Chair Palm Desert Planning Commission /tm � 13