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HomeMy WebLinkAbout2017-11-07 PC Regular Meeting Minutes CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION MINUTES • TUESDAY, NOVEMBER 7, 2017 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chair Nancy DeLuna called the meeting to order at 6:01 p.m. II. ROLL CALL Present: Commissioner Lindsay Holt Commissioner Ron Gregory Commissioner John Greenwood Vice Chair Joseph Pradetto Chair Nancy DeLuna Staff Present: Jill Tremblay, City Attorney Ryan Stendell, Director of Community Development Ron Moreno, Senior Engineer/City Surveyor Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Monica O'Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Commissioner Lindsay Holt led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Director of Community Development Ryan Stendell summarized pertinent October 26, 2017, City Council actions. V. ORAL COMMUNICATIONS None MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of October 17, 2017. Rec: Approved as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to acquire golf course property (APNs 771-220-016 & 771-220-017). Case No. PMW 17-160 (Par Development, Palm Desert California Applicant). Rec: By Minute Motion, approve Case No. PMW 17-160. Upon a motion by Vice Chair Pradetto, second by Commissioner Gregory, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). VII. CONSENT ITEMS HELD OVER None Vill. NEW BUSINESS None IX. CONTINUED BUSINESS A. MINUTES of the Regular Planning Commission meeting of October 3, 2017. (Continued from the meeting of October 17, 2017). Rec: Approve as presented. Upon a motion by Commissioner Gregory, second by Commissioner Greenwood, and a 5-0 vote of the Planning Commission, the minutes were approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION to approve a precise plan of design and a tentative parcel map for condominium purposes for the construction of 49 garage/storage units within two buildings totaling 57,661 square feet; and approval of a Notice of Exemption in accordance with the California Environmental Quality Act. Case Nos. PP 17-129 and TPM 37349 (Spinelli Homes, Inc., Anchorage, Alaska, Applicant). 2 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Associate Planner Kevin Swartz presented the staff report (staff report is available at www.cityofpalmdesert.org). He noted that the applicant and architect were available to answer questions. Mr. Swartz offered to answer any questions. Commissioner John Greenwood asked if the landscape on the north side of the property would be visible from Interstate 10 and only the interior of the project. Mr. Swartz replied that is correct and noted there would be an eight-foot wall. Commissioner Greenwood asked staff to elaborate on the use of the units. Are they strictly for automobile and RV storage? He also asked if there could be an industrial business since they are going to be condominiums. Mr. Swartz responded that there would not be any industrial businesses. The units would be used to store vehicles or goods such as a pool table or used as a man cave. Commissioner Greenwood inquired if staff does not foresee parking being an issue. Mr. Swartz replied that is correct. Commissioner Greenwood referred to the zero lot line condition on the west property line and asked if the zero lot line is exposed. He believed Barkingham Palace is adjacent to the proposed project. Mr. Swartz responded that Barkingham Palace is approximately 10 feet from the property line. He mentioned Barkingham Palace was conditioned to build a wall. However, they are holding off on building the wall because the building for GarageTown will potentially be the wall. Commissioner Greenwood commented that he is surprised there is no articulation to the west wall. He said it appears the wall will be plain stucco and asked if that is correct. Mr. Swartz replied that is correct. He said staff contacted the owners of Barkingham Palace. He stated there is not a concern with the wall because you would not be able to see it from Dinah Shore Drive. Commissioner Greenwood stated there is a 10-foot gap. He asked if the gap extends northerly and would not be seen from Interstate 10. Mr. Swartz remarked that a portion of the gap might be seen from Interstate 10. 3 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Commissioner Greenwood commented that his experience on past projects in Palm Desert there is some articulation to the walls and all elevations stand on their own regardless if there is a zero property line. Chair DeLuna inquired if there is a secondary access for the Fire Department. Mr. Swartz responded there is not. He pointed to the site plan and access points, which were approved by the Fire Department. Chair DeLuna asked if individuals would be purchasing or renting the condominium units. Mr. Swartz replied that the units would be purchased. Chair DeLuna inquired if an individual would install an air conditioner unit on the roof if they chose to. Mr. Swartz replied that is correct. Commissioner Holt asked if there is on-site security or an on-site office to assist unit owners. She said if there is an issue with a unit, is there a phone number available for the unit owner to call. Mr. Swartz deferred the question to the applicant. Commissioner Holt mentioned there seems to be some inconsistencies with the design of the retention basin. She also assumed the applicant forgot to add trash enclosures, which is not shown on the tentative parcel map. She asked if there is enough space for on-site stormwater. Mr. Swartz responded that the trash enclosure was an afterthought. At first, the owner did not want to add a trash enclosure. Commissioner Holt commented she was confused because there is an easement that runs along the east side of the property and listed as storm drains. She asked if there would be underground stormwater retention on the site or sheet flowed to the retention basin. She also asked if the interior retention basin would be asphalt or concrete. Senior Engineer/City Surveyor Ron Moreno responded that the interior is asphalt and sheet flowing to the basins, with positive drainage going to the concrete swells. He noted the reason the easements are shown on the map is that they are part of the mid-valley channel. He noted water would be directed to the rear basin on the north side of the property. 4 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Commissioner Holt inquired if there would be any stacking issues off of Dinah Shore Drive if there is more than one unit owner entering the property. Mr. Swartz responded that the Transportation Engineer reviewed and approved the plan. Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. ROBERT PITCHFORD, the applicant, Bermuda Dunes, California, offered to answer any questions. Commissioner Greenwood asked the applicant how the roof is going to drain. MR. PITCHFORD responded that there would be roof drains at every other bay, and they would drain out towards the front of the building. Commissioner Greenwood asked if the drains would be draining to the east and west or to the north and south of the building. MR. PITCHFORD replied that Building One would drain to the east due to the property line. Building Two would drain to the east and west. He explained water would drain into the troughs to the drains. Commissioner Greenwood asked if there were any concerns with the aesthetic on the zero property line condition where there is visibility from Interstate 10 or Dinah Shore Drive. MR. PITCHFORD answered he does not have a concern since Barkingham Palace is right up against the 10-foot side setback. He said there is only 10 feet between the buildings so you will not see a long blank wall from Dinah Shore Drive; however, you may be able to see a little more from Interstate 10. Commissioner Greenwood asked how much would be seen from the freeway. MR. PITCHFORD replied about the length of four condo units. Commissioner Greenwood asked staff if the construction documents have to go back to the Architectural Review Commission (ARC) for review. Mr. Swartz replied that is correct. Commissioner Greenwood asked the applicant if he was open to meeting with City staff to enhance the northern corner of the property. MR. PITCHFORD replied that it is a possibility. 5 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Commissioner Holt asked if there is going to be on-site security or someone manning the clubhouse. MR. PITCHFORD said there will not be someone there 24 hours. There will be a maintenance person present most days and owners will have access to the maintenance person. Commissioner Greenwood inquired if there will be a governing board of all the owners. The contractor replied no. Commissioner Holt asked if there has to be a governing board with a condominium map. MR. REX ABARRATE, the contractor, Thousand Palms, California, explained that there is a condominium map, which will legally setup contact information. Mr. Moreno interjected that as part of the Water Quality Management Plan (WQMP) review; staff received the Covenants, Conditions & Restrictions (CC&Rs) because they had to look at the trash enclosures. After the tentative map is approved, the engineer will move forward with the condominium map and plan along with the CC&Rs. Commissioner Greenwood asked who would administer the CC&Rs and would they be required to form a board. In this case, Mr. Moreno said he did not believe so. He noted that the City Attorney has not completed reviewing the documents. Commissioner Holt clarified that there will be a contact number available for owners to call for assistance. MR. PITCHFORD said yes. Commissioner Holt mentioned the site plan notes restricted access along Dinah Shore Drive and asked for clarification. Mr. Moreno replied that the restricted access is a condition placed by the Department of Public Works due to an elevation difference running from Dinah Shore Drive up to the pad to the two buildings and the clubhouse. He pointed out that the final construction documents will have an access ramp that will switch back from the clubhouse down to the public right-of-way. Due to the elevation difference, there was a need to make sure people are not stopping at Dinah Shore Drive to enter the actual property. In addition, he commented where the driveway exists, there is a reciprocal access agreement that has been recorded. 6 GAPlanning\Monica OPeilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 With no further testimony offered, Chair DeLuna declared the public hearing closed. Commissioner Holt wished she would have thought of this project. She sees the value in the community and for the people that travel to have the option of air- conditioned garage/storage units available. Commissioner Greenwood agreed with Commissioner Holt. However, he asked that the architect and designer review the sensitive areas close to the north elevation, northwest and southwest corners to make sure there is a slight variation in color and texture plane. In addition, have the areas reviewed by the ARC during the final review of construction documents. Commissioner Gregory commented that it looks like a nice project and wished he would've thought of it too. He understood Commissioner Greenwood's point and it would be good for staff to take a look at it. Commissioner Greenwood asked staff if it is necessary to make his request a condition of approval. Mr. Swartz replied Commissioner Greenwood could make it a condition of approval; however, he felt his point is covered. Vice Chair Pradetto moved to waive further reading and adopt Planning Commission Resolution No. 2710, approving Case Nos. PP 17-129 and TPM 37349, subject to conditions. Motion was seconded by Commissioner Greenwood and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). Chair DeLuna thanked the applicant for doing business in Palm Desert. B. REQUEST FOR CONSIDERATION of a Conditional Use Permit to operate a church within a 12,966-square-foot building within the University Village located at 36-927 Cook Street; and approval of a Notice of Exemption in accordance with the California Environmental Quality Act. Case No. CUP 17-148 (Church 212, Palm Desert, California, Applicant). Associate Planner Kevin Swartz outlined the salient points of the staff report (staff report is available at www.cityofpalmdesert.org). Staff recommended approval and offered to answer any questions. Commissioner Gregory commented parking seemed to be the major concern. He asked if there are other issues. Mr. Swartz replied parking is the only concern. Commissioner Gregory asked if there would be a concern with noise. 7 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 It is an isolated area, and staff did not feel noise would be a concern. Vice Chair Joseph Pradetto asked Mr. Swartz if he believed there is a parking problem or any specific concerns about parking for the proposed project. Mr. Swartz replied no. Vice Chair Pradetto asked him if he was sure. Mr. Swartz believed there is plenty of parking in the area. Chair DeLuna commented the church anticipates growing from 300 members to 450 within the next five years. She voiced her concern with parking if they expand, and asked if there are any contingency plans. She asked if the church would relocate, provide more parking, or provide valet service. Mr. Swartz pointed to Condition of Approval No. 9 which states if the church expands to 350 members under the Condition Use Permit (CUP), the church will need to amend the CUP or the church would need to come up with an alternative plan. Chair DeLuna asked if the issue with parking would be revisited from time to time. Mr. Swartz replied that is correct. He noted an amendment to the CUP would require a new public hearing to the Planning Commission. Commissioner Greenwood asked if College Drive lends itself to any parking on the street or are there signs that parking is not allowed. Mr. Swartz replied he did not see parking on College Drive. Commissioner Gregory asked if a parking problem becomes apparent prior to the church having 350 members, would the City have to act based on the conditions. Mr. Swartz replied that is correct. If there is an issue, the CUP provides staff the tools to revisit the case. Commissioner Gregory clarified that 350 members would trigger an official review of the CUP. Mr. Swartz replied that is correct. Chair DeLuna inquired how the church membership will be monitored. 8 GAPlanning\Monica OReilly\Planning Commissiont2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Mr. Swartz hoped that the church would notify the City, or adjacent businesses would gage and notify the City. Commissioner Greenwood asked if staff received any feedback from adjacent business owners. Mr. Swartz replied no. Commissioner Greenwood asked if a public hearing notice was sent to all of the businesses within the University Village. Mr. Swartz replied that is correct. He said University Village is owned by one individual who had notified all of their tenants. Commissioner Greenwood asked if the peak times for the church when parking could be an issue are Saturday and Sunday evenings. Mr. Swartz responded peak times would be Wednesday and Sunday evenings. Commissioner Holt inquired if there are tenants in Building 6. Mr. Swartz replied no, but soon there will be. Commissioner Holt asked if the church included the parking spaces in the vicinity of Building 6 in their parking calculations. Mr. Swartz replied that is correct. When there are tenants in Building 6, Commissioner Holt asked if the church is hoping the new tenants will operate at different hours. Mr. Swartz stated he was mistaken and noted there is a tenant (a medical group) in Building 6. He mentioned the medical group has regular business hours. Commissioner Holt inquired if more than 350 members fit in the sanctuary. Mr. Swartz responded that staff reviewed the occupancy. Staff calculated the sanctuary could hold approximately 300 members. He referred to the exhibit and pointed to other areas where people could watch or listen to the service. Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MR. GABRIEL LUJAN, the architect, Palm Desert, California, commented that they performed a parking analysis and there are close to 300 parking spaces near the church. Therefore, they do not feel there would be a parking issue. In 9 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 addition, the medical group has regular business hours (8:00 a.m. to 5:00 p.m.). He said Building 5 and Building 6 would complement each other. During the day, the medical group would need the church's parking and in the evening the church would need the medical group's parking. He offered to answer any questions. Chair DeLuna asked what time members would start arriving for the Wednesday evening service. MR. LUJAN responded members would start to arrive around 6:00 to 6:15 p.m. for the 6:30 p.m. service. Commissioner Greenwood asked if the medical group occupies the entire Building 5. MR. LUJAN replied yes. Commissioner Holt commented that the only time there might be a parking issue is during a special event. She hoped the applicant would be kind enough to alert the adjacent businesses if a special event were to take place. MR. LUJAN responded that they would notify adjacent businesses. If they get to a point when parking may become an issue, they discussed having parking attendants to guide people so they do not have problems with other businesses. Church 212 plan is to have a five-year lease or maybe seven. He hoped that in seven years they would be blessed with a site to build their own church. With no further testimony offered, Chair DeLuna declared the public hearing closed. Commissioner Gregory commented that it is an excellent use of complementary parking. It is a great example of reducing the square footage of parking. He noted that the church is on a growth cycle and if they grow to a point where parking could be an issue, at that time, the church would look into purchasing property. Vice Chair Pradetto remarked that the only thing better would be a drive-in church in a giant parking lot and people stay in their cars. Commissioner Greenwood moved to waive further reading and adopt Planning Commission No. 2711, approving Case No. CUP 17-148, subject to conditions. Motion was seconded by Commissioner Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). Chair DeLuna thanked the applicant for doing business in Palm Desert. 10 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 C. REQUEST FOR CONSIDERATION to subdivide an 18-acre commercial parcel into 14 parcels for the Monterey Crossing Specific Plan located at the northeast corner of Monterey Avenue and Dinah Shore Drive. Case No. TPM 37157 Amendment No. 1 (Fountainhead Shrugged, LLC., Newport Beach, California, Applicant). Principal Planner Eric Ceja reviewed the staff report (staff report is available at www.cityofpalmdesert.org) and recommended approval. He said the Planning Commission received a memorandum prior to the meeting regarding a letter from a local utility. Staff recommended that the Planning Commission adopt the resolution approving the amendment for Tentative Tract Map 37157 along with the following condition: "Prior to the issuance of a grading permit, the applicant shall submit for review and obtain approvals from the affected local utility owners, including the Coachella Valley Water District, Southern California Edison, and Southern California Gas Company."He offered to answer any questions. Commissioner Greenwood asked if property lines have an impact on the aesthetic or potential retail. For example, adjacency on a prominent corner of Dinah Shore Drive and close to a property line that may affect glazing, amount of glass used, etc. Mr. Ceja responded that there are several tenants identified for some of the parcels and some buildings have been approved. He said any new building that the Planning Commission or the ARC did not approve would have to go back through the process. He felt confident that with any building that comes forward requiring staff and ARC approval would get quality architecture for the building. Commissioner Greenwood asked what would be the side setback be on Parcel 8. Mr. Ceja believed there is a 20-foot setback off Dinah Shore Drive. He also believed Parcel 8 has been identified for a Les Schwab Tire Center, and the elevations have been shown to the Planning Commission and the ARC. Commissioner Greenwood clarified that the proposed tire center would stay and everything would be in line with the way the map is being parcelized. Mr. Ceja replied yes. He emphasized that staff has a materials board and architectural language of the Monterey Crossing Specific Plan. He expressed that there is flexibility in subdividing the map further; however, the architecture will remain consistent throughout the project. Chair DeLuna inquired if a second hotel is still part of the plan. Mr. Ceja replied that the flexibility for a second hotel is still in the plan. Commissioner Holt asked what the purpose of Parcel 14 is. 11 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 Mr. Ceja responded that Parcel 14 is a remnant when the county abandoned the former alignment of the Monterey Avenue overpass. He said the parcel is tied into the CC&Rs on the Costco site so instead of cluttering the site with Parcel 14, the applicant is separating it. Vice Chair Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MS. VASANTHI OKUMA, the applicant, commented that Mr. Ceja did a good job presenting the revision to the parcel map. She offered to answer any questions. Chair DeLuna asked if there still is a possibility of a second hotel and where would it be located. MS. OKUMA responded that they are actively marketing with hotels; however, there has not been any interest. With no further testimony offered, Chair DeLuna declared the public hearing closed. Vice Chair Pradetto moved to waive further reading and adopt Planning Commission No. 2712, approving Case No. TPM 37157 Amendment No. 1 , subject to conditions and adding the following condition: "Prior to the issuance of a grading permit, the applicant shall submit for review and obtain approvals from the affected local utility owners, including the Coachella Valley Water District, Southern California Edison, and Southern California Gas Company." Motion was seconded by Commissioner Gregory and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None; ABSENT: None). Chair DeLuna thanked the applicant for continuing to work with the City. The City is looking forward to the project. XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None 12 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\11-7-17.docx MINUTES PALM DESERT PLANNING COMMISSION NOVEMBER 7, 2017 XIII. COMMENTS None XIV. ADJOURNMENT With the Planning Commission concurrence, Chair DeLuna adjourned the meeting at 6:54 p.m. /a NANCY D UNA, CHAIR ATTEST: I�Eat RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECOR G SECRETARY 13 GAPlanningWonica OReilly\Planning Commission12017\Minutes\11.7.17.docx