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HomeMy WebLinkAbout0103 P�SINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - JANUARY 3, 1978 7: 00 PM - CITY HALL COliNCIL CHA�',�BERS I . CALL TO ORDER The regularly scheduled meeting of the Palm Desert Planning Commission was called to order by Chairman Berkey at 7: 00 p .m, in the Council Chambers in the Palm Desert City Hall . � II . PLEDGE - Commissioner Kryder III . ROLL CALL Present : Commissioner KELLY Commissioner KRYDER Commissioner READING Commissioner SNYDER Chairman BERKEY Others Present : Paul A. Williams - Director of Environmental Services Ralph Cipriani - Associate Planner Clyde Beebe - Director of Public Works Kathy Shorey - Planning Secretary IV. APPROVAL OF MINUTES A. b�INUTES of the regular meeting of the Planning Commission of December 14 , 1977. �"""' Mr. Williams asked that the following corrections be made : Page 3, 3rd paragraph, add to last sentence "to increase open space in the area. " Page 4, lst paragraph, replace the word "brainwise" with "mentality" . Page 4, next to the last paragraph, change "there" to "their" . On a motion by Commissioner Reading, seconded by Commissioner Kelly, the minutes of the December 14, 1977 meeting were approved as amended by a unanimous vote (5-0) . V. WRITTEN COMMUNICATIONS Mr. Williams noted that all written communications received would be covered under the public hearings. VI . PUBLIC HEARINGS � Chairman Berkey announced that prior to this meeting, the Commission had met in a Study Session for the purpose of clarifying the staff recommendations. No decisions were reached. Chairman Berkey then explained the Public Hearing procedures to those present . Minutes Palm Desert Planning Commission January 3, 1978 Page Two VI . PUBLIC HEARINGS (Cont . ) A. Case No . C/Z 12-77 - LEWIS HOMES OF CALIFORNIA, Applicant Request for approval of a Change of Zone from PR-3 and PR-3, S.P. , to R-1 10, 000, or other zone as appropriate, for approximately 85 acres located at the northeast corner of Highway 74 and Haystack Road. � Mr. Williams reviewed the case, noting the lett�rs of protest � received �egarding the size of the proposed lots. Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time . ELIZABETH WILLIAMS , 924 W. 9th, Upland, CA, Project Manager, noted her agreement with the staf� report . Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the proposed Change of Zone. CARL MEISTERLIND, 73261 Highway 111 , stated that it was a superb project and that it should help the drainage problem on the south side. HENRY B. CLARK, 73-183 Willow, stated he was in favor of a Change of Zone from PR-3 to R-1 14, 000 but opposed to R-1 10, 000. ERIC RA�7AGE , 73-060 Somera, noted his objection to the proposed Change of Zone and to the tennis courts being across from his house. `� SILVIA �VINTER, 73-163 Somera, stated that she would � like to see the houses the same size as the present houses in the area. STEVE GRANICK, 73-086 Somera, stated he objected to small lots and that the recreational area proposed would be directly in front of his home. JAN THOMPSON, 73-553 Haystack, stated that the project would increase the traffic on Haystack and it is already bad. She also questioned the green belt area around the exterior of the project , noting that it was marked as a park and she asked to have this defined. She further asked if the tennis courts would be lighted, size of the homes , lots per acre , traffic control on Haystack, growth in area, overcrowding of schools . �2r. Williams responded to her questions and noted that these were all concerns of the Commission. RUSS JOHNSTON, 73-266 Goldflower, noted his objection to the density, and stated his concern that Desert Lily does not become a race track. He asked that Desert Lily dead-end at the tract . � GEORGE S�NEET, Pres. of Property Owners ' Assoc. , 46-370 � Ocotillo Dr . , gave the �ollowing points of interest : Proper�y Owners ' Assoc. objective is to promote the welfare and betterment of the City; the swale is a trade off for smaller lots; stay with current zoning and apply the space to the lots and not to the entire project ; and, the scenic preservation overaly fact should be con- sidered. JAN THOMPSON, asked how many of the 85 acres would be a part of the park. Mr. Williams noted that 7. 95 acres would be the park. Minutes Palm Desert Planning Commission January 3, 1978 Page Threz VI . PUBLIC HEARINGS (Cont . ) A. Case No. C/Z 12-77 (Cont . ) BETTY WILLIAMS, stated that had she known the whole project was going to be discussed under the Change of Zone she would have presented the project and cleared up some of the issues. ��.r GEORGE HANSON, R. W. Folsom & Assoc. , 34118 Pacific Coast Highway, Dana Point , landscape architect for the project , reviewed the renderin�s noting the proposed landscaping for the project and the lighting proposed for the tennis courts. STEVE GRANICK, indicated that the Deep Canyon project had the same type of lighting for their tennis courts and it was a problem. He also asked if the property owners would be responsible for the maintenance of the green belt area. GEORGE HANSON, stated that the property owners would join an association which would take care of this . ERIC RAMAGE , again objected to the proposed elevation and location o� the tennis courts. GEORGE HANSON, noted that a 6 foot meandering wall would be used in the green area. JOHN SANBORN, Project Engineer, spoke of the flood pro- blem and how it would be handled. He stated that the � water within the project would flow out to the Marrakesh drainage structure . He noted that some water could flow onto Desert Lily from the 3 lots in that area, but they would be raised to control the problem. STEVE GRANICK, asked why the recreation area is not in the middle of the project and stated that the flood con- trol should be put in before the project is started. HENRY B . CLARK, stated he appreciated the efforts of the applicant to stop the water within the project and he asked how high the lots opposite Desert Lily would be Y•aised and how many were involved. Mr. Sanborn noted that they would be raised an average of 5 feet . Mr. Clark stated that an average is not a good way of doing things as an average can be one extreme or the other. BETTY WILLIAMS, told of the history of Lewis Homes of California and that the project will be an asset to the City. She stated that the project would be done in five phases . Chairman Berkey declared the Public Hearing closed and asked for the pleasure of the Commission . '�'' Commissioner Kelly stated that she preferred R-1 12 , 000 min- imum sq. ft . lots, Chairman Berkey and Commissioner Reading agreed that the lots should be a minimum of 12, 000 sq. ft . On a motion by Commissioner Reading, seconded by Commissioner Kryder the Commission approved the Change of 7one from PR-3 and PR-3 , S.A. to R-1 12, 000 by Planning Commission Resolution No. 317; carried unan- imously (5-0) . TfiERE WAS A BRIEF RECESS AT 8:35 P.T,�. Tf� 1��TING tivAS REOONVIIVED AT 8:45 P.P�I. Minutes " Palm Desert Planning Commission January 3 , 1978 Page Four VI . PUBLIC HEARINGS (Cont . ) B. Case Nos . TT 11636 and 105MF - LEWIS HOl��ES OF CALIFORNIA, Applicant . Request for approval of a Tentative Tract Map and pre- � liminary Design Review to create 242 single-family re- � sidential lots and four lots for common recreational � facilities and flood control purposes on approximately 85 � acres located at the northeast corner of Highway 74 and Haystack, proposed R-1 10,000 zone district . Mr. Williams reviewed the case, noting the various phases of the plan that had not been covered yet . He noted that the applicant will need 3 more floor plans and needs to improve the access to the private recreation area. He noted the z°evised subdivision map and the Change of Zone would require lot size changes. He reviewed the various Conditions of Approval and noted the letters received object- ing to the project . Further, �Zr. Williams stated that the design of the drainage control is adequate and that the materials and colors that are approved by the Design Review Board and the Planning Commis- sion must be adhered to unless approval is given by the Design Review Board or Planning Commission . With regard to the $2,000 fee stated in Special Condition No. 13, Chairman Berkey asked how the figure had come about . Mr. Williams stated that the Staff felt 20% participation was reasonable due to the proposals made by the developer. Mr. Williams noted the change in Design Review Board Condi- tion No. 4 to read : "'IYze required construction drawings shall include * an additional 3 elevations per floor plan so as to increase the number of alternative designs . " He also noted a change in Condition No. 3 with regard to the lighting o� the tennis courts . Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time. ELIZABETH WILLIAMS, addressed the Commission and stated that the recreation area would be relocated but they would like to have an option on the lighting of the tennis courts . Further , she stated that they would dead-end Desert Lily and put 3 car garages on all the units. Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the project . JAN THOMPSON, asked about the height of the unit in Plan C. Mr. Williams stated that it is three feet higher. She asked where this Plan would be used on the outer perimeter and if there was any control over the location of the various plans. Mr . Williams indicated that the Design Review Board controls this. Ms . Thompson asked if the garages were high enough far recreational vehicles w� to be parked in them. Mr. Williams stated they were � not but that the side yards were large enough. � GEORGE SWEET, stated he was happy with the actions on the zoning and stated his concern for the elimination of the frontage road and the exposure of pedestrians to the Highway. Also where can the gol� carts that a lots of residents use , be driven . IlZr. Williams noted that the intent of the �rontage road was not for through traffic and that they are trying to eliminate this pro- blem. He noted that a bicycle and pedestrian path are proposed in the area. Minutes Palm Desert Planning Commission January 3, 1978 Page Five VI . PUBLIC HEARINGS (Cont . ) B. Case Nos. TT 1163E and 105MF (Cont. ) IITA BELL, asked what will be done about the traffic control on Haystack, Desert Lily, Portola and the other effected streets in the area of the project. i�., Chairman Berkey stated that the project conforms with the General Plan and all this is considered when the application is sub- mitted. Chairman Berkey declared the Public Hearing closed and asked for the pleasure of the Commission . Commissioner Snyder stated that he felt this was one of the better planned tracts he has seen and noted his agreement with the change in the conditions noted. Commissioner Kryder asked about the lighting and the elevations . Mr. Sanborn stated that it would be 5 feet along the perimeter and that it might be as much as 6 to 7 feet on internal lots. Commissioner Kelly stated that she agreed with Commissioner Snyder, but that she was very concerned with the growth and that she objected to the tract . Commissioner Kelly indicated that she could not vote for approval of the project as many issues related to rapid growth within Palm Desert i .e . flood control problems, over- crowdedness in schools, water availability, etc. remain unresolved at this time and that approval of the subject tract would only enhance these problems. On a motion by Commissioner Snyder , seconded by Commissioner Kryder, the case was approved with the following corrections made to the Conditions of Approval and the Resolution : Sub-section 3 of the �,,. Resolved section, should be changed to read =- "That it does hereby re- commend approval to the City Council of the City of Palm Desert of the above described Tentative Map No . 11636 and preliminary Design Review for related Case No. 105MF, limiting the lots to a minimum of 12, 000 square feet , subject to the fulfillment of the attached conditions" ; Special Condition No. 1 to read - The total number of residential lots shall be limited with no lot raving less than 12 , 000 sq. ft . in area; Special Condition No. 8 - add after acceptable "to the Director of Public Works to the existing" etc. ; Special Condition No. 12 - leave only the first sentence; Add Special Condition No. 15 - "The connection to Desert Lily shall be deleted" ; Design Review Board Condition No. 3 - "The proposed tennis courts shall be recessed a minimum of four feet" ; the previously noted change to Condition No . 4 ; Add Conditions No. 6 - "The proposed private recreation area shall be relocated to the interior of the development prior to submittal of the map" ; No. 7 - "Proposed grading of peripheral lots of said subdivision shall be planned so that no pad elevation shall exceed 5 feet above the rear yard lot line" . Motion carried (4-1) AYES: Berkey, Kryder, Snyder , Reading; NOES : Kelly. C. Case Nos . CUP 17-77 and 102MF, C. G. DUNHAM, Applicant Request for approval of a Conditional Use Permit and Preliminary Design Review to construct 30 condominium �"' units within the R-3(4) zone on approximately 3 . 5 acres located west of Sun Lodge, north of Shadow Mountain and east of Lupine . Mr. Williams stated that the case should be continued to the January 18, 1978 meeting upon the recommendation of the Design Review Board. On a motion by Commissioner Reading, seconded by Commissioner Kelly, the case was continued to the January 18th meeting; carried unanimously (5-0) . Minutes Palm Desert Planning Commission January 3 , 1978 Page Six VI . PUBLIC HEARINGS (Cont . ) D. Case Nos. CUP 19-77 and 106MF - CHARLES ROOT, Applicant Request for approval of a Conditional Use Perrnit and Preliminary Design Review to construct 21 condominium � units on approximately 3. 48 acres ��ithin the R-3 and R-3(3) zone on a site generally located between Driftwood Drive and Sage Brush Drive. Mr . Williams reviewed the case and the conditions of approval . Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time . p�/������9���� CHARLES ROOT 73-225 Bursera Wa , add�esse� the Commission , Y and noted that the units are less than adjoi nni g�'roperty and that he is in agreement with the conditions of approval . Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the project . Being none, he declared the Public Hearing closed and asked for the pleasure o� the Commission . On a motion by Commissioner Kryder, seconded by Commissioner Reading the case was approved by Planning Commission Resolution No . 319; carried unanimously (5-0) . E. Case Nos. CUP 16-77 and 104MF - RONALD STEWART, Applicant Request for approval of a Conditional Use Permit and � Preliminary Design Review to construct 12 condominium � units in the R-3 20, 000(3) S .P. zone on approximately r� 1 . 5 acres generally located on the east side of Ocotillo, south of Tumbleweed. Mr. Williams reviewed the case noting the type of units and that they are in conformance with the zoning. He noted the Design Review Board Conditions of Approval and their concerns with the pro- ject as pointed out in Conditions 6 & 7. Mr . Williams stated that the applicant was not present but he was in agreement with the con- ditions. Chairman Berkey declared the Public Hearing open and asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the project . CHARLES ROOT , project builder, noted that this being a condominium project , it will not have the same park- ing problems that an apartment complex has . JACK LEIGH, Verba Santa, stated that he faces the pro- posed project and he is very please with the project . Chairman Berkey declared the Publ.ic Hearing closed and asked � the pleasure of the Commission . � On a motion by Commissioner Reading, seconded by Commissioner � Kelly, the case was approved subject to the conditions, by Planning Commission Resolution No . 320; carried unanimously (5-0) . Minutes Palm Desert Planning Commission January 3, 1978 Page Seven VI . PUBLIC HEARINGS (Cont . ) F. Case No . PM 11680 - J. M. PETERS COMPANY, Applicant Request for approval of a Tentative Parcel Map to divide Lot 1 of Parcel P�ap 10656 into two parcels C & D and to divide Lot 8 of Tract 4558 into two �r���ES AMEND��rcels, A & B at Deep Canyon Tennis Club for con- � minium purposes. �S ��� . lliams reviewed the case and noted that the new owner was required to update the lots for the current market . Chairman Berkey declared the Public Hearing open and asked if the applicant would like to speak at this time . GREG ERICKSON, representing J. M. Peters Co . , addressed the Commission and noted that for the catch basins to be operable and completed by recordation of the map is not feasible because of the heavy equipment that will be used during the completion of the project . Some discussion followed as to whether the case should be con- tinued until the catch basin question was solved. Mr. Williams suggested that Mr. Erickson and Adr. Beebe take time at this time to discuss the issue and try to solve it now. ' Commissioner Snyder noted that he would not approve any changes with regard to the retention basins because this has been a problem from the start of the whole project . Chairman Berkey suggested that NIr . Erickson and Mr. Beebe take ;�„ time now to discuss and the case would be held over until later in the meeting. G. Case No. TT 11454 - SUNRISE CORPORATION, ET AL, Applicant Request for approval of a Tentative Tract Map to create 107 lots for residential and recreational uses, water well site, buffer areas, a pool and a maintenance build- ing on approximately 240 acres located north of the Whitewater Storm Channel between Monterey and Portola, proposed PR-5 , U.A. zone district . Mr. Williams reviewed the case and the conditions and noted the comments received from the Southern California Edison Co . Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time. WILLIAM BONE, 65 Barsalona, Rancho Mirage, addressed the Commission and asked to have Conditions No. 2 & 10 clarified as to whether they refer to public or private streets . Mr. Williams indicated that they only refer to public streets. �rr Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the project . Seing none, he declared the Public Hearing closed and asked for the pleasure of the Commission . On a motion by Commissioner Kryder, seconded by Commissioner Reading, the case was approved subject to conditions , by Planning Com- mission Resolution No. 321 ; carried unanimously (5-0) . ig�i.E WAS A BRIF�' REC�SS AT 10:10 P.M. Tf� NIF�,'TING WAS RECbNVEN� AT 10:15 P.P�'I. �I�.�tztes Palm Desert Planning Commission January 3, 1978 Page Eight VI . PUBLIC HEARINGS (Cont . ) F. Case No . PM 11680 (Cont . from earlier in the meeting) Mr. Beebe noted the following change to Condition No. 3 with regard to the catch basins : "All of the retention basins shall be graded and in operation, as requied by the Director of Public Works, � prior to the recordation of this map. " � � Commissioner Reading asked if this will help the flood pro- blem. Mr. Beebe stated that it would help most flood problems, but not from a big storm as in September of 1976 . Chairman Berkey declared the Public Hearing closed and asked for the pleasure of the Commission . On a motion by Commissioner Kelly, seconded by Commissioner Kryder, the case was approved subject to the conditions of approval , by Planning Commission Resolution No . 322 ; carried unanimously (5-0) . H. Case Nos. CUP 18-77 and 67C - HUGHES INVESTMENTS , Applicant Request for approval of a Conditional Use Permit and Preliminary Design Review to construct and operate a grocery store , restaurant , and relate�i retail shops in a commercial center within the C-1 , .P . zone generally located east of Highway 74 and north of E1 Paseo. Mr. Williams reviewed the case and noted that the abandonment of the road would have to be considered by Caltrans. He also stated that the Design Review Board was recommending continuance so that � a traffic study and consideration of a possible redesign by the ap- ,,,�q plicant could be considered. Mr. Williams indicated that the appli- cant had submitted a traffic study report but that the def�ciency the parking, pedestrian orientation in relationship to buildings is not satisfactory. Some discussion followed with regard to the entrance on Highway 111 & how many parking spaces there are. �,�r. �'Villiams replied that the entrance on Highway 111 is entrance only and to exit you can use El Paseo or other exits. With regard to parking, there are 421 spaces proposed and the Ordinance required 440 spaces. Chairman Berkey declared the Public Hearing open and asked if the applicantwished to speak at this time. RON ROBERTS, Architect with SGPA of San Diego, represent- ing Hughes Investments, addressed the Commission , noting the following : the �'roperty Owners ` Association and the Design Review Board had requested some activity on E1 Paseo; the Redevelopment Plan cannot be adhered to exactly but they have made a positive approach to the problems that exist ; the gross area has been reduced 700 sq. ft . ; he wants development at signal at the corner of El Paseo and Highway 74; would like to have the traffic report � and the revised site plan reviewed by the Commission and � requests that the case be continued to the meet'ing of January 18, 1978. Commissioner Reading asked about the present Safe�vay and what would be done with it . Mr . Roberts stated that he was not sure but that the real estate wastoo valuable to let it set . On a motion by Commissioner Reading, seconded by Commissioner Kelly, the case was continued to the meeting of January 31 , 1978 due to the crowded agenda of the January 18th meeting; carried unanimously (5-0) . Minutes Palm Desert Planning Commission January 3, 1978 Page Nine VI . PUBLIC HEARINGS (Cont . ) I . Case No. PM 11796 - CHARLES HAVER AND ASSOC . , Applicant Request for approval of a Tentative Parcel Map to both divide and assemble various parcels of land for develop- ment purposes at a site located north of El Paseo and east of Highway 74 within the C-1 , S .P. zone. � On request of the applicant the case was continued to the January 31, 1978 meeting. P:�otion by Commissioner Kelly, seconded by Commissioner Reading; carried unanimously (5-0) . J. Case No. C/Z 08-77 - PALT� DESERT PLANNING COMPdISSION, Applicant Consideration of a proposed Change of Zone from ' S ` Study District to PR-6 , S.P. , PR-4, S .P. , P, R-2(5) , S.P. and R-1 or any other zones deemed appropriate for a 225 acre parcel located north and east of the College of the Desert . Mr . Williams reviewed the case , noting some of the history of the case and its present status and the request being made at this time. Chairman Berkey declared the Public Hearing and asked if there was anyone wishing to speak in FAVOR or in OPPOSITION of the proposed Change of Zone . WILLIAM BONE, 65 Barsalona, Rancho Mirage, asked to �, have the density of the proposed zones explained. Mr. Williams noted that PR-6 was 6 units to the acre, maximum and PR-4 was 4 units to the acre, maximum. Chairman Berkey declared the Public Hearing closed and asked for the pleasure of the Commission. On a motion by Commissioner Kelly, seconded by Commission Kryder , the Change of Zone was approved by Planning Commission Resolu- tion No. 323 ; carried unanimously (5-0) . VII . OLD BUSINESS - None VIII . NEW BUSINESS A. Consideration of initiation of an amendment to the Palm Desert Municipal Code (Zoning Ordinance) to provide for the utilization of mobile homes as housing for agricul- ture workers by Temporary Use Permit only as an accessory use on property in any zone when agriculture is the main use of the property. +�r Mr . Williams stated that this was being considered due to the problem of preserving the date groves . Having housing on the date groves would cut down on the vandelism. On a motion by Commissioner Reading, seconded by Commissioner Snyder, the Commission set for Public Hearing on the 31st of January Case ZOA 01-78 by Planning Commission Resolution No. 324; carried unanimously (5-0) . Minutes Palm Desert Planning Commission January 3 , 1978 Page Ten IX. DESIGN REVIEW BOARD ITEMS A. Review of remaining cases acted on by the Design Review Baard at their meeting of December 27, 1977. Mr . Williams noted that the other Design Review Board cases had been handled along with their related cases during the Public Hearing portion of the agenda. � There was some discussion with regard to the exterior design of the commercial complex, Case No . 69C. PvIr . Cipriani noted the Design Review Board concerns as stated in Conditions No. 7 , 8 , 9 , & 10. Commissioner Snyder asked if the case could be delayed for a traffic study. Commissioner Kryder noted that not much could be done as the streets are already in existence . Commissioner Reading asked if the case could be refused and sent back to the Design R,eview Board. Mr. Williams noted that the Design Review Board had reviewed alterna- tive traffic patterns and they felt that this was the only solution . On a motion by Commissioner Kryder, seconded by Commissioner Kelly, the actions o� the Design Review Board at their December 27, 1978 meeting including the following cases : 68C, 107MF, & 69C were approved by Planning Commission Resolution No . 325; carried (4-1) AYES: Berkey, Kelly, Kryder , Snyder , NOES : Reading. X. DISCUSSION ITEMS A. Review of Draft Planning Commission Schedule, January through June, 1978. ;* � Mr. Williams noted that this was for their information and changes would be made and additions made as needed. He then noted the upcoming Planning Commissioner Institute to be held in Oakland in February. XI . ORAL COMMUNICATIONS - None XII . COMMENTS A. City Staff - None B. City Attorney - Not present C. Planning Commissioners - None XIII . ADJOURMENT On a motion by Commissioner Snyder, seconded by Commissioner Kelly, the meeting was adjourned at 11 :10 p.m. ; carried unanimously (5-0) . , c��J.����� . PAUL A. WILLIAP�IS, Secretary ATTEST: � � GEORGE ERKEY, Chai man /ks