Loading...
HomeMy WebLinkAbout2015-09-01 PC Regular Meeting Minutes CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION MINUTES • TUESDAY, SEPTEMBER 1, 2015 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chair Ken Stendell called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Commissioner Sonia Campbell Commissioner Nancy DeLuna Commissioner Joseph Pradetto Vice Chair John Greenwood WAW Chair Ken Stendell Staff Present: Jill Tremblay, City Attorney Lauri Aylaian, Director of Community Development Tony Bagato, Principal Planner Kevin Swartz, Associate Planner Christina Canales, Assistant Engineer Monica O'Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Chair Stendell led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Ms. Lauri Aylaian, Director of Community Development, summarized pertinent August 27, 2015, City Council actions. V. ORAL COMMUNICATIONS .. None MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 VI. CONSENT CALENDAR A. MINUTES of the Planning Commission meeting of August 18, 2015. Rec: By Minute Motion, continue to the meeting of September 15, 2015. Upon a motion by Commissioner Campbell, second by Commissioner Pradetto, and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), the minutes for the meeting of August 18, 2015, were continued. VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of adoption of a Notice of Exemption in accordance with the California Environmental Quality Act and a new 20,559- square-foot memory care facility consisting of 62 beds located at 73-825 Larrea Street. Case Nos. PP/CUP 15-128 (Larrea Partners, LLC, Rancho Mao Mirage, California, Applicant). Mr. Kevin Swartz, Associate Planner, presented the staff report and recommended approval (staff report is available at www.cityofpalmdesert.ora). At the end of his report, he offered to answer any questions. Commissioner Nancy DeLuna voiced her concern with parking. There are 19 parking spaces and 16 spaces will be occupied by staff, which only leaves three spaces for guest parking. She stated the operator anticipates daily peak trips between 17 and 24 vehicles, at such time they are relying on six vehicles to park on the street and asked if that is correct. Mr. Swartz responded that some of the peak trips are vendors. He said there is plenty of street parking on both sides of the street, and displayed a Google image of Larrea Street. Commissioner DeLuna remarked that once the property across the street is developed, the property owner would also use street parking if it is an apartment building. She asked Mr. Swartz if he is convinced that six vehicles could easily park on Larrea Street. 2 GAPlanning\Monica OReiIINPlanning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Mr. Swartz replied that visiting hours are from 8:00 a.m. to 8:00 p.m. and they do not envision more than three to four visitors at one time. He noted there is a condition that only 16 employee vehicles could be on-site, which would leave three parking spaces for guest parking. Commissioner DeLuna said with 62 residents, does the applicant think they would not have more than three, four, or five visitors at one time. Mr. Swartz said that is what the applicant explained to him; however, he'll let the applicant go more into detail. Commissioner DeLuna thinks it is slightly under parked, but the architecture style is outstanding and conforms to the look that the City encourages in Palm Desert. She inquired if the existing block wall would be torn down and replaced. If replaced, would there be any cosmetic changes to enhance the appearance. MR. JOSH LEVY, Rancho Mirage, California, responded that to the south there is an existing block wall. He stated it has been difficult to communicate with the woman that owns the lot next to them. They have tried to appeal to the woman to allow them to remove the wall; however, she is reluctant to do anything. Mr. Levy mentioned they asked the City for help, but the City cannot get involved. Nonetheless, they will continue to contact the owner but they can't promise anything. He said they will stucco their side of the wall and finish it off so that it goes with the color scheme. aw Chair Stendell interjected to hold any further comments until the public hearing is opened. Commissioner Joseph Pradetto asked how trips were calculated. Mr. Swartz replied that the applicant calculated the trips so he'll let him answer the question. Commissioner Pradetto commented that the Planning Commission reviewed a memory care facility a couple of weeks ago. He mentioned there was a provision for low and moderate income level beds as a percentage. He asked if there is a reason there is not a provision for this project. Mr. Swartz answered the project from a couple of weeks ago had a previous approval and a Development Agreement, which included the provision. Commissioner Pradetto asked if staff is not looking for a similar provision on this facility. Mr. Swartz replied the code has changed. Currently, only a memory care facility is allowed in an R-3 zone under a Conditional Use Permit, and no Development Agreement is necessary 3 GAPlanningWonica OReilly\Planning Commission\2015Winutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Vice Chair John Greenwood commented in terms to emergency response, which station would respond to a call from the proposed facility. Chair Stendell remarked that it would be the fire station on Mesa View Drive. Vice Chair Greenwood inquired if there would be an impact to pedestrian driven circulation with fire trucks or emergency personnel driving through El Paseo or San Luis Rey Avenue. Would they take a commercial route? Mr. Swartz replied he does not know which fire station would respond to the emergency call. Ms. Aylaian interjected that whoever is closest would respond to the emergency call. Chair Stendell asked if covered parking is required on the proposed project. Mr. Swartz replied no. The project meets the landscape and shade tree ordinance. Chair Stendell questioned if the project was an apartment building of 13 units, would it not be required to have covered parking. Mr. Swartz replied no. Chair Stendell commented that the project not only is a memory care facility, but it is also has minor medical treatment. He asked what provisions are made for hazardous disposal. Mr. Swartz responded there is not a condition pertaining to hazardous disposal, and deferred the question to the applicant. Chair Stendell mentioned the Burrtec trash bins are located deep in the parking area, and at the front there is a refuse area. He is confused with the locations. Mr. Swartz replied the plans were approved by Burrtec. He explained that typically they want the trash bins screened so they are not visible from the street. Vice Chair Greenwood said he believes the City requires Americans with Disability Act (ADA) accessibility to trash enclosures, and noticed that the opening is not accessible. It may be something for the applicant to look into prior to submitting construction documents. Chair Stendell pointed out a set of rolling gates at the front of the parking lot. He asked if it is going to be a closed off parking lot. Mr. Swartz deferred the question to the applicant. 4 GAPlanningWlonica OReilly\Planning Commission\2015\Minutes\9-1-15 min.dou MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Chair Stendell declared the public hearing open and invited any public testimony IN FAVOR or OPPOSITION. boo MR. LEVY stated that Mr. Swartz did a wonderful job presenting the staff report. He offered to answer any questions from the Planning Commission. Vice Chair Greenwood referred to the floor plan. He assumed that the double occupancy would take place in areas where the seating is shown. He asked if that is correct. MR. LEVY replied that is correct. Vice Chair Greenwood suggested the applicant discuss with their management or architect that they provide consideration to the line of sight coming from the second story apartment on the south side looking into the residential units. In addition, he suggested they study the ADA accessibility to the trash enclosures. Commissioner Pradetto asked the applicant to address the calculation of trips. Also, are employees calculated in the 17 to 24 number of trips? MR. LEVY responded as far as he knows employees are also calculated in the trips. For the coming and going trips, he does not know because he was not the consultant that counted the trips. Commissioner Pradetto remarked that if trips were calculated properly, and it adequately reflects the number of cars coming and going, it is a different question than if it is miscalculated and there is more traffic. MR. LEVY remarked that there are 62 beds, and they hope to get to that point. However, there is the clinical side of memory care and there is the other side where they put loved ones (practical side). On the practical side, the families prefer to have their loved ones all in a room by themselves so that they could have their own room and space. He explained that on the clinical side of memory care, the caregivers want them to have companionship in their rooms. He noted that between the clinical and the practical side there is a huge disconnect. They hope in the future both merge and the clinical side is adopted by the practical side, and they double up in their rooms because it is the right the thing for the residents. He stated that the reality is it will not happen for a long time. If they are fortunate enough to get to what they envision in their pro forma being full occupancy in 36 months; they would be lucky to have 35 to 40 residents. He commented that most facilities have one care staff per eight residents. However, they prefer to have one care staff per six residents. If you do the math, you fall short of the 16 employees. He said from a practical standpoint, he does not think there would be a parking problem and noted there is street parking available. As far as visitors, there would usually have two or three visitors and the usual visit lasts for about an hour. Visitors would cycle through the facility throughout the day. 5 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\9-1-15 min.dou MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Commissioner Pradetto commented per the applicant's statement, the anticipated 16 employees would likely fluctuate based on occupancy. MR. LEVY replied yes. Vice Chair Greenwood mentioned he is concerned with on-site water retention. He asked the applicant if they are still working on those issues with the Department of Public Works. Do they feel comfortable that there is ample room to provide on-site retention? MR. LEVY replied yes. Chair Stendell asked the applicant to address the concern pertaining to hazardous waste. MR. LEVY responded that the State of California mandates the way hazardous waste is disposed. There is a special refuse that is used and dealt with separately from regular trash removal. Chair Stendell inquired if someone comes by once a week to pick up hazardous waste. MR. LEVY said yes. Chair Stendell asked if the trash bins in the back is the most logical location. MR. LEVY replied if there is an emergency and you have to vacate the building, there has to be an area for the residents to go far enough away from the building. So the refuse in the front is for the residents. He stated they placed the trash bins in the back to hide and mask them as best they could. Chair Stendell asked if the gates in the front would be operating. If so, how would guests come in to use guest parking. MR. LEVY responded there will be a call box and staff will have clickers. Chair Stendell remarked that he did not see a call box listed. MR. LEVY said it will be in the working drawings. Chair Stendell stated out of the 45 to 50 employees working full- and part-time, what is the breakdown of the hours they would work. What is the staffing level during the daytime? MR. LEVY replied it depends on the occupancy. For every six residents, they will have a staff person. When they open the facility they will have a nurse, an ONO executive director, an activities director, a housekeeper, a chef, and other staff 6 GAPlanningWonica OReilly\Planning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 needed. He said they will have about six full-time employees regardless of the occupancy. Mr. Levy noted that there will be fewer employees during the night too shift. Chair Stendell questioned if the applicant would be the owner and operator of the memory care facility. MR. LEVY stated they contracted North Star Senior Living, which they will do the day-to-day operations. He mentioned they currently operate their Palm Springs assisted living facility, and operate close to 30 facilities in the United States. The chief operating officer (COO) lives in Temecula, California. They hired North Star Senior Living because the COO is familiar with the desert and he recently opened Segovia. Chair Stendell commented the only reason he asked is because the Planning Commission is considering a Conditional Use Permit, and theoretically the applicant could sell the facility to another company that might not be as well as established. He noted he asked so it is part of the public record. Commissioner Sonia Campbell mentioned there are quite a few palm trees on the property. She asked if they plan to use them. MR. LEVY responded he does not know how the palm trees would all fit into the project. If they are able to save them, they will use them where they can. ftw Commissioner Campbell stated the project is very nice, and understands as far as occupancy is concerned. She commented it takes time to fill occupancy. Vice Chair Greenwood noted that there are no red curbs along Larrea Street or a designated area near the front entrance for emergency personnel. With a Knox- Box in place, emergency vehicles would have access into the parking lot. He asked if there would be a major impact on Larrea Street and adjacent residents when emergency vehicles show up. Mr. Swartz pointed to one of the photos indicating the location of a fire hydrant and a red curb. Vice Chair Greenwood questioned how far the red curb extends. Mr. Swartz replied he did not know. Vice Chair Greenwood inquired if red curbs have been applicable to other past projects, and how much space would adequately be needed to accommodate an ambulance and a fire truck. He said if you are considering the proposed facility at full occupancy and relying on street overflow parking, is it something that they want to account for now. 7 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Mr. Tony Bagato, Principal Planner, responded other facilities that have been approved never had a designated area for emergency vehicles. Generally emergency personnel park in the parking lot. He affirmed that the applicant meets the parking code minimum, and he anticipates emergency vehicles will park in the parking lot. Vice Chair Greenwood remarked he is trying to think of other sites that have the flexibility for continued circulation around the building; a hammerhead situation. The proposed project is a linear design and tight. If staff does not feel it is going to create an adverse issue with the adjacent neighbors and impede circulation/traffic along Larrea Street, then he's okay with it. Mr. Swartz stated that the plans were circulated to the Fire Department for review and approval, and it was not a concern for them. Mr. Bagato communicated linear driveways is a typical design in the area due to the long narrowness of the lots. Vice Chair Greenwood asked the applicant if they provide a full-time nurse at their other facilities. MR. LEVY replied yes. With that said, Vice Chair Greenwood stated it would mitigate all the non-critical calls. He asked how often they have emergency personnel respond to their memory care facilities. MR. LEVY responded they opened the Palm Springs facility in January 2015, and they have only had one call for emergency personnel during that time. They have taken residents themselves to the hospital for care when they have fallen and had a cut. Mr. Swartz clarified an answer to a previous question that was incorrect. The question Chair Stendell asked if an apartment complex would need carports; the answer is yes. Commissioner DeLuna pointed out a statement in the staff report that mentions developing an ordinance for medical emergency responses and some facilities would have to pay a fee. She inquired if the applicant is amicable to that condition. Chair Stendell interjected that the condition stipulates a fee has to be paid if the ordinance has been established before the certificate of occupancy is issued. Mr. Swartz replied that is correct. go 8 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Commissioner DeLuna clarified that the applicant is in acceptance of that condition, if it were to occur. MR. LEVY replied yes. With no further testimony offered, Chair Stendell declared the public hearing closed. Commissioner Campbell commented that she thinks it is a great project, and she does not think there will be a problem with parking. If apartments are built in the empty lots, they will have their own parking areas. She is in favor and moved for approval. Commissioner Campbell moved to approve the adoption of a Notice of Exemption in accordance with the California Environmental Quality Act, and a new 20,559-square-foot memory care facility consisting of 62 beds located at 73-825 Larrea Street. Motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). Commissioner Campbell moved to waive further reading and adopt Planning Commission Resolution No. 2653, approving Case No. PP/CUP 15-128, subject to conditions. Motion was seconded by Commissioner DeLuna and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None). The Planning Commission thanked the applicant. X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION Commissioner Pradetto reported that the Parks and Recreation received a presentation on the General Plan Update. C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP Vice Chair Greenwood recounted that the Technical Working Group received the No„ administrative draft of the General Plan. The group is reviewing the plan, and they will submit comments in three weeks. 9 GAPlanningWonica OReilly\Planning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Commissioned DeLuna added it is an exciting process and an exciting result. Everyone is going to be pleased with the outcome. NNW Commissioner Campbell expressed she was happy to hear at the meeting that there is ample water in the Coachella Valley. XII. COMMENTS Chair Stendell commented on an article in The Desert Sun about how Las Vegas is conserving water. He asked if there will be a Planning Commission meeting on September 15. Ms. Aylaian replied there will not be a meeting. Vice Chair Greenwood asked for a status of the bank on El Paseo that burned down. Ms. Aylaian responded that the owner of the bank would like to build another stand-alone bank. However, the City discouraged them and indicated that City staff would not recommend in favor of a Conditional Use Permit due to a Pedestrian Overlay zone. Staff informed them that the project has to be pedestrian friendly; plaza, open space, and some retail. She said City staff met with the bank representatives to review plans, but they fell short of having a project that is pedestrian friendly. She noted that staff has not heard back from them in several months. Vice Chair Greenwood inquired if there is anything the bank could do to ease the aesthetic of the site. Ms. Aylaian asked Vice Chair Greenwood if the fence looks like it is in poor condition. Vice Chair Greenwood replied not necessarily. He said he rather see a landscape right-of-way or something else in the interim instead of a six-foot high chain link construction fence. Ms. Aylaian responded there is nothing the City could do in the interim to force them to install landscaping. The Code Enforcement Department has asked them to clean the lot and to maintain the fence. She mentioned at other locations where there was a construction fence and no activity for a long period time, she has been able to have them take fences down because the fence is more objectionable than a vacant lot. If that is the case, the City could approach them to have the fence taken down. Commissioner Campbell said that they let some of the trees die. aw 10 GAPlanning\Monica OReilly\Planning CommissionQ015Winutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 Ms. Aylaian replied that Code Department has had to contact them to address landscape issues. Commissioner DeLuna asked what the status of the Marriott hotel on Highway 111 is. Ms. Aylaian reported that Marriott submitted plans for plan check, and they had a number of corrections to make. A couple of months later they resubmitted plans; however, they did not make the corrections. Code Department is now monitoring the progress. With that said, there is not much the City can do other than fine them if the property becomes a public nuisance. Commissioner Campbell asked for the status of the building previously known as the Elephant Bar. Ms. Aylaian responded that the property was acquired by a local developer, and had planned to bring in a Hooters restaurant. Subsequently, staff has been told the developer is no longer following through with that plan. Chair Stendell inquired if there were any other submittals for the hotel on Larkspur Lane. Ms. Aylaian stated the representatives for the hotel visited City Hall today to deposit a check for the Water Quality Management Plan (WQMP). It seems they r are continuing to work on the project. Vice Chair Greenwood asked if there have been discussions on where Fashion Week would take place. Ms. Aylaian replied for next year it is planned to be held in a tent on the second level of The Gardens parking structure. Mr. Bagato mentioned he will be forming a committee to discuss backyard beekeeping. He asked if anyone is interested in volunteering to be on the committee, please let him know. He noted there would be two councilmembers, City staff, and some residents on the committee. A meeting date has not been established. Commissioner Pradetto commented Governor Brown sent out the vice chairperson of the State Resources Water Control board to meet with the local water purveyors. The vice chairperson advocated to the water purveyors to work with cities, in particular, Planning Commissions on residential developments that are below the 150 units that require a "will serve" letter or water plan. He said he wanted to pass the information along, and at some point he would like to know how Planning is involved. i 11 GAPlanning\Monica OReilly\Planning Commission\2015\Minutes\9-1-15 min.docx MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 XIII. ADJOURNMENT Upon a motion by Vice Chair Greenwood, second by Commissioner DeLuna and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), Ch Stendell adjourned the meeting at 6.53 p.m. S L, AIR ATTEST: �j LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECORDINq SECRETARY 12 GAPlanning\Monica OReilly\Planning Commission\2015Winutes\9-1-15 min.docx