HomeMy WebLinkAbout0113 P�INUTES
PALM DESERT PLANNING COMMISSION
January 13, 1976
I. CALL TO ORDER
The regularly scheduled meeting of the Palm Desert Planning Commission
was called to order by the Chairman at 7:05 p.m. in the City Hall Council
Chambers.
II. PLEDGE OF ALLEGIANCE
�""' III. ROLL CALL
Present: Commissioners GEORGE BERKEY, ED MULLIPIS, WILLIAM SEIDLER,
MARY K. VAN DE MARK, S. ROY WILSON.
Others
Present: Paul A. Williams - Director of Environmental Services
Steve Fleshman - Associate Planner
Sam Freed - Assistant Planner
IV. APPROVAL OF MINUTES
A. The minutes of the meeting of December 2, 1975 were amended
as follows:
Page 6, paragraph 5: Add the following after "George Ritter
explained that the project was" . . . designed in such a way that
he could accommodate any alternative that the Planning Commission
would recommend. "If the Planning Commission. . . . . to dedicate
it" .
Page 6, Condition #14: Add the following after "A secon� pool
area shall be provided" . . . . (a specific location should be
� designated for the second pool area) .
Page 10: Add paragraphs at the bottom of the page to read:
"Chairman Seidler asked if the case could be continued without
violating the provisions of the State Law. "
"Jeff Patterson, City Attorney, advised that it could be con-
tinued and action still be taken this month. "
Commissioner Wilson moved, Commissioner Van de Mark seconded
the motion to approve the minutes as amended. Motion carried
unanimously.
B. The minutes of the meeting of December 16, 1975 were amended
as follows:
Page 5, VI. Vehicle Parking Standards, Item E: �evise to read:
"The design of the garages should be encouraged not to front onto
a public right-of-way. "
Commissioner Van de Mark moved, Commissioner htullins seconded
the motion to approve the minutes as amended. P�lotion carried
unanimously.
V. WRITTEN COMMUNICATIONS
r..
Paul Williams reviewed an announcement of an upcoming League of Cities
Planning Commissioners' Convention and advised that funds cannot be
allocated to attend the convention.
� VI. PUBLIC HEARING
Chairman Seidler explained the public hearing procedures and declared
the public hearing open for the first case.
MINUTES
PLANNING COMMISSION MEETING -2- January 13, 1976
A. Continued Case No. SUBDIVISION ORDINANCE: City of Palm Desert -
Consideration of a new Subdivision Ordinance, Chapter 26 of the
Palm Desert Municipal Code. Continued from December 16, 1975
meeting.
Chairman Seidler opened the hearing for comments. There being no
comments the public hearing was closed.
Commissioner Wilson moved that the case be continued to February 17,
1976. Commissioner Van de Mark seconded the motion which carried
unanimously.
B. Continued Case No. GRADING ORDINANCE: City of Palm Desert -
''�"" Consideration of a new Grading Ordinance, Chapter 27 of the
Palm Desert Municipal Code.
Chairman Seidler opened the public hearing and asked for comments from
the audience. There were no comments.
Commissioner Van de Mark moved that the case be continued to
February 17, 1976. Commissioner Mullins seconded the motion which
carried unanimously.
VII. OLD BUSINESS
A. Continued Case No. Tract 5797 SILVER SPUR ASSOCIATES: Consi-
deration of a request for a 12-month time extension for the
tentative map on an 82-unit condominium project on 15.3 acres
in the Ironwood Country Club project and located north of
Ironwood Country Club project and located north of Irontree
Drive and west of Mariposa Drive.
Paul Williams presented the staff report and advised that this was a
continued item from the December 2, 1975 Planning Commission meeting.
Map approva� had previously been denied because of parking lot and
design considerations. Staff recommended approval of the Tentative
Map, subject to Condition #13, on the basis of conformance to require-
�""' ments.
Chairman Seidler welcomed comments from the applicant anr�/or the
audience. There were no comments.
Commissioner Mullins moved, Commissioner Berke,y seconded the motion to
approve a 12-month time extension for the Tentative Map until
January 25, 1977, by Planning Commission Resolution No. 111.
Motion carried unanimously.
B. Confirmation of City Council action on Zoning Map.
Paul Williams explained that when City Council makes changes to the
Zoning Ordinance or Zoning Map, they are required to refer back to
the Planning Commission for "study and report" .
On January 8, 1976, City Council made the following minor changes to the
Zoning Map for Planning Commission's consideration prior to the
City Council meeting of January 22, 1976:
1. Concerning a 40-acre parcel above 44th Avenue, east of Palm
Valley, south of Parkview Drive, Planning Commission recom-
mended to City Council that it be designated R-1 zoning.
After review, the City Council felt a more appropriate designa-
� tion would be "study".
2. The Planning Commission proposed R-2-7 for the area on Royal
Palm Drive, west of San Pablo, east of San Anselmo, and north
of Highway 111. City Council recommended R-2(�) for the area
which allows 3 units on 2 lots.
3. The corner of Deep Canyon and Highway 111 was, at the time of
the General Plan amendment, designated "study" and later PC(4) .
City Council proposed that the area be designated "study" once
again in order to discuss appropriate zoning and boundaries of
zoning.
MINUTES
PLANfdING COMMISSION -3- January 13, 1976
4. An editorial change was made concerning the area north of
Candlewood which was designated R-1 on one map and R-3 on
another. The correct designation is R-1.
5. Regarding lots along Highway 74, on the east side of the
frontage road, south of Haystack, north of Homestead, and
one lot depth from the frontaqe road, Citv Council felt that
the zoning should be R-2(6) which would allow 3 lots to
have duplexes and 2 with single family residences. Staff felt
that since they did not supply City Council with the exact
square footage, the Council may have been misdirected in
. their choice of zones. Based on exact square footage, the
area would allow for virtually all duplexes on the lots.
� Planning Commission's concern was that people residing
along the frontage road would be negatively impacted by
noise, traffic, etc. , and that walls and berming would have
to be provided in order to counteract these problems.
Chairman Seidler opened discussion concerning City Council 's changes
to the Zoning Map and welcomed comments from the audience.
In reference to Item 1, Chairman Seidler stated that it was his
recollection that when R-1 zoning was recommended for the area,
the Commission felt that it was not an appropriate area for multi-
family housing. City Council felt that a "study" zone would be
appropriate since surrounding areas of the College would be
affected.
Commissioner Wilson felt that the need for college housing warranted
investigation; thus the "study" designation was appropriate.
In clarification of Item 2, Chairman Seidler stated that the zoning
designation would allow one house per lot or one duplex on two
adjacent lots.
ROBERT MANDIC, 72-579 Beavertail , advised that John Mandick had
,�,�„ originally planned to put 5 units on the lots but now was asking
consideration for 4 units. Mr. Mandic asked that the Commission
keep in mind that the plans were already drawn and that a construction
loan had been procured.
MARJORIE EGAN, 73-465 Grapevine, advised that another reason that
the City Council made its decision was because Jim McPherson took
a tour of the area and found that out of 9 improved lots, five are
duplexes and four are single-family residences.
In reference to Item 3, Paul Williams advised that the property
owners preferred an "S" designation and that City Council felt that
this is a crucial area and the extension of Alessandro would have a
great impact.
There were no comments regarding the editorial change of Item 4.
Chairman Seidler asked for comments pertaining to Item 5.
BILL HUNTER, 72-685 Bel Air, represented a group of 58 people who
reside either on Bel Air, Homestead, or Skyward. The group presented
a petition stating that they object to the R-2 zoning because it would
detract from the character of the single-family dwellings in the area.
Chairman Seidler advised that the Commission had the option of either
�,,,i approving City Council 's changes by Resolution No. 112, or reviewing
and finding which items the Commission was in agreement or disagreement
with.
After review and comment from the Commission, Commissioner Mullins
moved, Commissioner Wilson seconded that the City Council changes to
the Zoning Map be approved except that on Map 2S (Item 5) it is
recommended that the zoning remain R-1-10,000(SP). Motion carried
unanimously.
��INLTES
PLA��lPdICdG C0���1ISSION �>1EETIP�G -4- January 13, 1976
VIII . NEUJ BUSINESS
A. Proposed 297 acre Desert Air Country Club develoament in the
Ci ty of Rancho P�1i rage.
The Planning Cammission felt that it would be a�propriate to commer��
to the City of Rancho Mirage only on the areas which would affect
Palm Desert. Their concerns involved the following issues :
1. Treatment of the ulhitewater Channel ; it appears to be ;�rivate
and should be more oriented toward community wide uses.
� 2. Undergrounding of utilities along �9onterey should occur.
3, The provision for safe crossing through the Palm Valley Channel
may be difficult.
4. Architectural treatment and landscaping should occur on all sides.
5. Drainage along h9onterey; the project should become part of the
City's Master Drainage Plan.
6. Parking in the Whitewater Channel should not be permitted.
Chairman Seiuler commented that no previous study has been made of
a project bordering on a wash. He stated that the wash vaould not be
included in the acreage which would cause density to be greater.
Chairman Seidler deduced from the comments in the staff report that
the project would have a definite impact on Palm Desert. Chairman
Seidler felt and Commissioner Wilson concurred that t{�e City of Palm
Desert should keep in close contact with the City of Rancho �lirage,
oversee the progress of development and make changes if necessary.
WILLIAM BONE, 14 La Ronda, Rancho Mirage, Developer of the project,
stated that he (not CVCWD) owns the wash. Further, his develonment
provides for landscaping used to maintain wash, dedication of a �rail
;,�,,,, which will connect Monterey to the Channel and allows access from
Bob Hope Drive to the east, an agreemPnt to utilize the Channel from
Palm 7esert to the Salton Sea for public use, and that the �arking
in the l^!hitewater Channel will be N�ell concealed.
Chairman Seidler requested information concerning commercial and
hotel structures.
Mr. 6one advised that there u�ould be 150 condominiums and 200 hotel
rooms on 126 acres of the property, and that Marriott will operate
the hotel . He added that at some point in time a mari<et, drug store,
etc. will be needed. In the more distant future, a specialty and
convenience center will need to be provided.
Commissioner Berkey asked if Palm Desert and Rancho Mirage are in
agreement on what the width of Monterey should be.
Paul Williams stated that there is difference of opinion, but that
110' is in conformance with the General Plan.
Chairman Seidler recommended that staff indicate to Rancho Mirage
that all utility lines in Palm Desert will be undergrounded and that
architectural treatment will be viev�ed on a 4�-side basis. Staff
should indicate also that they are willing to discuss any details of
this project with Rancho Mirage.
��..
After comments from the Commission, Chairman Seidler expressea his
opinion that this is a pleasing project; very dense an� compact,
but with the appearance of open space because of the golf course.
He thought that perhaps the density is necessary in order to make the
sales prices reasonable. Chairman Seidler expressed his concern
about traffic problems and that there would be a need for a commercial
complex to service this development.
Chairman Seidler directed staff to draft a letter to be sent to
Rancho P�irage informing them of the Commission's comments. Chairman
Seidler wished to review the letter before it was sent.
MINUTES
PLANNING COMMISSIQN MEET�N� �5- January 13, 1976
6. Conformance of proposed Coachella Valley County Water and Sewer
projects to the Palm Desert General Plan.
Paul Williams stated that one water line goes through the park which
should not be disturbed. Concern exists regarding the preservation of
the existing improvements on the extension of the water line of the
Palm Desert community park, and should be so indicated on Item #3
of Planning Commission Resolution No. 113.
Commissioner Berkey moved, Commissioner Mullins seconded the motion
to approve Planning Commission Resolution �o. 113 as amended. The
motion carried unanimously.
� C. Case No. 27MF AFFILIATED CONSTRUCTION COMPANY: Consideration of
preliminary plot plan, floor plan, and elevations for a 26-unit
apartment project on the north side of Shadow Mountain Drive,
east of the Palm Desert Library.
Steve Fleshman presented the Staff Report and advised that the
project meets all the requirements of the new zoning ordinance.
Commissioner Wilson asked about the density of the project.
Steve Fleshman replied that the Zoning Map designates the property
as R-3(3) which allows 14.5 dwelling units per acre.
Chairman Seidler advised that approval of the plans is contingent
upon adoption of Ordinance 107.
Commissioner Berkey stated that plans may be approved by a proposed
ordinance.
RICHARD OLIPHAPJT, 77-900 Avenue of the States, said that he would
like the plans to be approved in as short a period of time as possible.
Chairman Seidler stated that there were two options available to the
� Commission: to either take staff' s recommendation of approval or
continue the case when the Zoning Map is in existence.
BERNARD LEUNG, 73-960 E1 Paseo, said that the decision in this matter
would affect his plans. If the Commission �vere to make their decision
and approve the project before the existence of the final Zoning ��ap,
it would give him an idea of what direction to take. Mr. Leung was
anxious for his project to get under way, particularly since the
April cutoff by the Gas Company for swimming pool gas would affect
his project.
Mr. Oliphant asked for approval with contingency. He was assuming
that the plans would conform to the zoning ordinance. P�r. Oliphant
felt that it was an unnecessary expenditure of time to have to visit
City Hall so many times before he received approval of plans.
Commissioner Van de Mark stated that if the Commission gave approval
now, then the staff should monitor the progress of the development.
Paul Williams felt that in addition to the Design Review Board's
recommendations, the overhead utility lines running through the
units should be undergrounded. He also felt that the impact of
the existence of 2 stories was not very objectionable.
Commissioner Van de Mark moved approval of Planning Commission
�• Resolution No. 114 subject to attached conditions as amended.
Commissioner Berkey seconded the motion which carried unanimously.
D. Case No. 28MF SHADOW MOUNTAIN VILLAS: Consideration of construction
plans for 4 single-family dwelling units on the north side of
Grapevine Street, between Ryway Place and Portola. R-2-8000(4) S.P.
Steve Fleshman presented the Staff Report and described houses in
detail .
' f�IINUTES
PLANNING COMMISSION MEETING -6- January 13, 1976
Chairman Seidler made a point concerning procedure, namely that
it should not be necessary to have the Commission review plans that
can be given to the Design Review Board just by presenting one at
a time instead of four.
Commissioner Berkey moved, Commissioner Mullins seconded the motion
to approve Planning Commission Resolution No. 115 with attached
conditions. The motion carried unanimously.
E. Case �Jo. 29MF H. & H. DEVELOPMENT: Consideration of preliminary
site plan, floor plan, and elevations for a 9-unit apartment
building on the south side of Shadow Mountain Drive, west of
Sun Lodge Lane. R-13-13,000 (3) .
�r...
Steve Fleshman presented the Staff Report. He indicated that the
Design Review Board recommended approval contingent upon 13 conditions.
The project conforms to the ordinance in every respect.
Commissioner Wilson said that he liked the overall design.
BERfVARD LEUNG, 73-960 E1 Paseo, stated that he tried to achieve a
single unity to the whole complex. He tried to create a ranch design
with serene and individual character.
Commissioner Wilson moved approval of Planning Commission Resolution
No. 116 subject to attached conditions. Commissioner Mullins seconded
the motion which carried unanimously.
F. ZONING ORDINANCE INTERPRETATION - DON DRISKEL: Clarification
concerning location of Firestone Tire Center.
In the development of the Zoning Ordinance, car specialty shops were
discussed. Staff feels that this use should be restricted to Service
Industrial .
DOfd DRISKELL, 73-700 E1 Paseo, Palm Desert, felt that this type of
store is not much different from a service station. It provides
""" all the same services except sell gas and service stations are in
the C-1 zone. The type of building and landscaping could satisfy any
requirements. Mr. Driskell felt that this operation could look much
more attractive than a service station.
Commissioner Van de Mark stated that this use is not permitted because
it was not specifically included in the ordinance. She added that
in the Planned Commercial District with a conditional use permit it
could be a considered use.
Commissioner Berkey felt that built as visualized, with �Oroper
architectural treatment, it would not be objectionable.
Chairman Seidler advised that at the time the ordinance was written,
this use was not included in the C-1 zone. Since the question is
that of interpretation and not whether or not to change the ordinance,
the only answer is that at the present time there is no (SI) Service
Industrial zoning in the City, which allows this use.
Commissioner Wilson moved, Commissioner Mullins seconded the motion
to approve Planning Commission Resolution No. 117. The motion carried
unanimously.
G. ZONING ORDI�IAfdCE INTERPRETATION - HAL KAPP: Clarification concerning
� animal out-patient facilities.
Staff received a letter from Mr. Kapp requesting an interpretation of
the Zoning Ordinance to allow for animal out-patient facilities. This
clinic would provide for the treatment of minor difficulties and
vaccinations.
Staff found dificulties with interpretation of zoning ordinance defi-
nitions of "animal clinic" (25.2(1)) and "medical office" (25.2(4) ) .
� � � P�IINUTES
PLANPJIP�G COMP�IISSION P�EETING -7- January 13, 1976
Medical offices are permitted uses in the C-1 zone.
Chairman Seidler asked if dog groomin� is allowed in the C-1 zone.
Steve Fleshman replied that it is.
Commissioner Berkey felt that this clinic woulci not be any more
harmful to the environment than a grooming parlor.
Chairman Seidler advised that Mr. Kapp's client already has a
hospital . With the clinic there could be problems with noise and
odor. If there are no overnight facilities, however, the problems
of noise and odor would be abated. Chairman Seidler felt that this
� would be no different than a dog grooming situation.
Commissioner Wilson asked what controls the City would have if this
interpretation was made.
Paul Williams stated controls on noise and odor fall under the
jurisdiction of Planning and Building.
Commissioner Mullins advised that medical facilities allowable in
the C-1 zone are specifically for humans. Animal clinics are not
allowed in the C-1 zone.
Commissioner Berkey stated that there are numerous grooming parlors
in the C-1 zone. He felt that perhaps the Commission could expand
the use of this term.
Chairman Seidler asked if in their interpretation of the Zoning
Ordinar�ce, this use could be allowed in the C-1 zone.
Commissioner Wilson felt that this would be grossly stretching the
interpretation of the Zoning Ordinance.
Paul Williams recommended to the Commission that Item #3 of Planning
Commission Resolution No. 110 be modified to read "allowed in the
�""' SI and PC(1) Districts".
Commissioner Mullins moved approval of Planning Commission Resolution
No. llo as amended. Commissioner Wilson seconded the motion. The
motion carried 4-1 with Chairman Seidler voting no.
IX DESIGfJ REVIEW BOARD ITEMS
A. Meeting of December 23, 1975
In reference to Item #6, Case No. 25C (Carl 's Jr. Restaurant) ,
Chairman Seidler asked what the proposals were for the best way
to handle the problems of this intersection which has the driveway
of Carl 's Jr. as the 4th leg of the intersection.
Paul Williams advised that there were two proposals that the Council
was considering:
1. Extending San Pablo and creating an "S" confiquration to
connect Sun Lodge and San Pablo.
2. Close the access to Highway 111.
Chairmar. Seidler felt that it would desirable to connect E1 Paseo and
�
Alessandro.
Commissioner Berkey felt it would be advantageous to connect E1 Paseo
and the College and the future Civic Center.
Chairman Seidler suggestecl that the Council be informed of the problem
at that intersection.
Paul Williams stated that staff v��ill analyze what costs are involved.
' � h1If�UTES
PLANNIf�G C0�1�•1ISSION f��EETIfJG -8- January 13, 1976
B. Meeting of January �, 197G
Chairman Seidler stated in reference to CUP-09-75 (Sunrise Corporation)
that in the future, he �vould appreciate knowing which comments came
from the Design Revie�N Board anu which comments came from the staff,
and if they differed.
X. ORAL COMP1U�lICATIONS - none
XI. COf�P4E�lTS
A. City Staff - Paul Williams informed the Planning Commission that
the first meeting in March is scheduled for Plarch 2 which is election
'�"" night. The Planning Commission meeting was rescheduled for March 3.
B. City Attorney - none
C. Planning Commission -
Commissioner 6erkey made a minute motion req�esting staff to study
the matter of animal out-patient clinics and groomina narlors with
regard to their appropriat� zones. Ele also requested a study of
the feasibility and restrictions of providing for tire shons in
the C-1 zone under the Conditional Use Permit procedure. Commissioner
�lilson seconded the motion which carried unanimously
Chairman Seidler stated that he would like staff to list their
priorities for this coming year. He felt that staff has too great
a worl< load. Chairman Seidler would like it put to the Council
that staff is having to work too many overtime hours in order to
complete tasks that they are asked to do. He asked if Paul Williams
had any specific plans for this year.
Paul 4Jilliams replied that staff is planning to begin a land use
analysis for College of �he Desert.
� In reference to McDonald's restaurant, Commissioner Wilson felt
that if �{ie Planning Commission takes the time to make a decision,
namely that the paneling should be metal instead of plastic, the
decision should be 2nforced.
Chairman Seidler requested that staff look into the matter.
XII. ADJOUR�IP�EP�T
Commissioner Wilson moved, Commissioner Van de ��1ark seconded the motion
to adjourn the meeting. Motion carried unanimously and t{ie meeting was
adjourned at 11:05 p.m.
�
P A. WI LIAP�9S, Secretary
ATTEST �
� ,�.�.
;
JILL�/�M R. SEIDLER, Chairman
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