HomeMy WebLinkAbout0130 MINUTES
PALM D�SERT PLANNING COh1MISSION MEETING
TUESDAY - JANUARY 30, 1979
7 : 00 P.M. - CITY HALL COUNCIL CHAMBERS
T . CALL TO ORDER
The regularly scheduled meeting of the Palm Desert Planning
Commission was called to order by Chairman Kelly at 7 : 00 p.m. in the
City Hall Council Chambers.
II . PLEDGE OF ALLEGIANCE - Commissioner Fleshman
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III . ROLL CALL
Present : Commissioner Berkey
Commissioner Fleshman
Commissioner Kryder
Commissioner Snyder
Chairman Kelly
Others Paul A. Williams - Director of Environmental Services
Present : Murrel Crump - Principal Planner
Ralph Cipriani - Associate Planner
Susan Schramke - Planning Secretary
IV. APPROVAL OF MINUTES
A. Minutes of regular meeting of January 17 , 1979
The minutes were held over until the meeting of February 14,
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1979.
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�"�` V. WRITTEN COMMUNICATIONS - None
VI . PUBLIC HEARINGS
Chairman Kelly announced that prior to this meeting, the
Commission had met in a Study Session for information only. No
decisions were reached as a result of that Study Session .
A. Case No. CUP 16-77 - RONALD STEWART, Applicant
Request for approval of an extension of time on the
approval of a Conditional Use Permit to construct 12
condominium units in the R-3 20, 000(3) , S .P. zone on
approximately 1 . 5 acres generally located on the east
side of Ocotillo, south of Tumbleweed.
Mr. Crump reviewed the Staff Report and the Conditions of
Approval , and noted that the circumstances under which the approval
was granted a year ago have not changed.
There were no questions or comments of the Commissioners at
this time, so Chairman Kelly declared the Public Hearing open and
asked if the applicant would like to speak. Applicant was not present .
� Chairman Kelly then asked if there was anyone wishing to
speak in FAVOR or OPPOSITION to this request . Being none, she
declared the Public Hearing closed and asked for the pleasure of the
Commission.
On a motion by Commissioner Fleshman, seconded by Commissioner
Snyder , the Commission did adopt Planning Commission Resolution No. 450,
subject to conditions; carried unanimously (5-0) .
lbiinutes Page Two
Palm Desert Planning Commission
January 30, 1979
VI . (cont . )
B. Case No. PM 14163 - I . HAROLD HOUSLEY, Applicant
Request for approval of a Tentative Parcel Map to divide
one parcel into three parcels, located at the southwest
corner of San Jose and Catalina `Yay.
Mr. Crump presented case to Commission, and noted that the
City had received a letter (distributed to Commissioners in Study
Session) from Mainiero, Smith & Associates that listed six comments
regarding the proposed Parcel Map. General Condition No. 2 from
Staff Recommendations broadly covers these requirements.
As there were no questions or comments from the Commissioners
�"' at this time, and the Applicant was not present , Chairman Kelly
declared the Public Hearing open and asked if anyone wished to speak
in FAVOR or OPPOSITION to the proposal .
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TOM ENGLE, 44454 San Jose, lives across the street from
,,7 ��`..,��' proposed division. Mr . Engle stated that map from Staff is
� inaccurate; that it covers only half of the property in
F /�����:��'� question. He suggested that the Hearing be post-poned
l.�-- until the proper map can be acquired.
He commented that he bought this property becuase he was
attracted to the natural open area; San Jose is a lightly
traveled street .
About six months ago, he received a notice from the
water district that irrigation water would no longer
be provided for agricultural trees, and he now had to
go to drip irrigation. Mr . Housely presumably is not
willing to put out the money for that obligation; says
he wants options.
Mr. Engle stated that two other neighbors have agreed
that they do not want to see more houses on this street
either.
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Mr . Engle has no objection to Mr. Housley selling off
1-acre piece, if it is approximately the same size as
Mr. Engle' s; but to divide that piece of praperty into
two smaller pieces - he has great objection.
Chairman Kelly asked if there were any further comments
from the audience; there were none, and she declared the Public
Hearing closed.
Mr . Williams stated that the tentative map is to give an
indication as to land; the text gives the proper description.
Commissioner Berkey asked Mr. Williams if the map was correct .
Mr. Williams stated that the map is correct .
Commissioner FlesYunan recommended that the case be continued
to the February 14 meeting so that Staff can obtain a more detailed
map, and also so Applicant can be present .
On a motion by Commissioner Berkey, seconded by Commissioner
Snyder , the case was continued to the February 14th meeting of the
Planning Commission; carried unanimously (5-0) . Paul Williams will
� provide the requested material .
C. Case No. TT 14079 - PRO-CON DEVELOPMENT CORP. , Applicant
Commissioner Fleshman had a conflict of interest in the
next two cases on the Agenda, and left the room.
Request for approval of a Tentative Tract Map to create
134 condominium lots and 13 common area lots on
approximately 27 acres at the northwest corner of
Portola and Hovely Lane.
Minutes Page Three
Palm Desert Planning Commission
January 30, 1979
VI . (cont . )
C. (cont . )
Mr. Crump presented the Staff Report , noting that the
Applicant is also requesting that Planning Commission delete
Design Review Board Condition No. 3.
Chairman Kelly asked if the Commissioners had any questions
� or comments at this time.
Chairman Berkey questioned whether a precedent may be set
regarding Special Condition No. 2.
Mr . Williams stated that the Applicant felt that the unit is
much smaller than the lot to allow flexibility as to units in terms
of size and patios. An alternative is to require a reduction of lots.
Chairman Kelly asked if the Applicant was present , and wished
to speak at this time.
BILL FITCH, Wallach & Associates, 74-075 El Paseo. He is
agreeable to all conditions.
114r. Crump offered an alternative to Speci.al Condition No. 2,
which reads: "The area of the condominium lots shall be reduced to
contain the building pad and designated private open space. "
Chairman Kelly declared the Public Hearing open, asking if
anyone wished to speak in FAVOR or OPPOSITION of the proposal .
Being none, she declared the Public Hearing closed.
On a motion by Commissioner Berkey, seconded by Commissioner
� Kryder , Planning Commission Resolution No. 451 was adopted as
amended :
l . Change in Special Condition No. 2, to strike previous
statement , to read "The area of the condominium lots
shall be reduced to contain the building pad and
designated private open space. "
2 . Add Special Condition No. 12, to read "Portola Avenue
shall be dedicated and improved as a 50' half-street
pursuant to Special Condition No. 1 of Planning
Commission Resolution No. 403 (DP 12-78) . "
carried unanimously (4-0) .
D. Case No. TT 14080 - PRO-CON DEVELOPMENT CORP. , Applicant
Request for approval of a Tentative Tract Map to create
48 lots for condominium purposes and 7 lots to provide
common and recreation areas on approximately 10 acres
within the PR-5 (Planned Residential, 5 d.u. /ac. max. )
zone, located on the north side of Hovely Lane, west
of Portola Avenue.
114r. Crump presented the Staff Report , noting and enumerating
�+ features and conditions of the Development Plan that have not been
interpreted into the proposed map; and also that the Design Review
process has not been completed.
Commissioner Berkey questioned whether this should have gone
through the Design Review process more thoroughly; whether this
procedure should be examined more closely.
Discussion proceeded regarding this process; it will be
looked into further.
114inutes Page Four
Palm Desert Planning Commission
January 30, 1979
VI . (cont . )
D. (cont . )
Chairman Kelly asked the Applicant to step forward:
BILL FITCH. He is agreeable to all conditions.
Chairman Kelly declared the Public Hearing open, asking if
�' anyone present wished to speak in FAVOR or OPPOSITION of proposal .
Being none, she then declared the Public Hearing closed.
On a motion by Commissioner Snyder , seconded by Commissioner
Kryder, Planning Commission Resolution No. 452 was approved, as
amended :
l . Special Condition No. l, change to read "The area of
condominium lots shall be reduced to contain the build-
ing pad and designated private open space. "
carried unanimously (4-0) .
Commissioner Fleshman re-entered the Chambers at this time.
E. Case Nos. TT 14003 and TT 14004 - LEWIS HOMES OF
CALIFORNIA, Applicant
TT 14003 - Request for approval of a Tentative Tract
Map to allow 140 detached residences on approximately
52 acres located between San Pasqual and San Pablo,
north of 44th Avenue.
�` TT 14004 - Request for approval of a Tentative Tract
�+ Map to allow 142 single family condominiums on approx-
imately 27 acres located between San Pablo Avenue and
San Pasqual , north of 44th Avenue.
Mr. Crump made the presentation of cases to the Commission.
The Applicant is requesting that Special Condition No. 7 be deleted,
as the right-of-way width has been fixed and this would not be
appropriate to carry on this resolution.
Chairman Kelly asked for any questions or comments from the
Commissioners at this time.
Commissioner Berkey noted that Special Condition No. 4 should
read "$1 , 500. 00 per acre" rather than simply "$1 , 500. 00" .
Chairman Kelly then asked if the Applicant would care to make
a presentation.
BETTY WILLIAMS, representative for Lewis Homes. Mrs. Williams
agrees with Staff recommendations except for Special
Condition No. 7, stating that this condition was not on the
Development Plan conditions. She contends that under the
Subdivision Map Act , municipalities bear the burden of this
cost .
`"""' She does not feel that they should have to pay half of the
cost to build this bridge; however, they will agree to use
any excess per/acre drainage fees to be used toward the
drainage channel.
Commissioner Snyder asked if the fees were put into the
channel fund or to a specific project .
Paul Williams stated that they are put into the �und.
At present , this Tract Map must pay $1 , 500. 00 per acre into the
City drainage fund, but it is not designated how it is used.
Minutes ^ Page Five
Palm Desert Planning Commission
January 30, 1979 �
VI . (cont . )
E. (cont . )
Mrs. Williams said that on previous discussions, it was
indicated that the money would be used toward major drainage.
Commissioner Snyder thinks it is rather unfair to ask
developer to pay into drainage fund and then assume the additional
obligation of the bridge.
Discussion ensued regarding this question. A suggestion was
made that Special Condition No. 7 could be modified to leave out
specific mention of the bridge, and leave that issue up to the City
�,,, Council.
Mr . Crump offered alternative wording as follows : "Sub-
divider shall provide for improvements as required by City Council
to extend Pdagnesia Falls Drive to cross 100' drainage channel . "
That would leave the decision on the issue up to City Council .
Betty Williams did not agree with putting the issue in limbo.
Mr. Crump stated that the issue would need to be addressed by the
Council .
Chairman Kelly declared the Public Hearing open , asking if
anyone wished to speak in FAVOR or OPPOSITION of the proposals.
Being none, she declared the Public Hearing closed.
On a motion by Commissioner Kryder , seconded by Commissioner
Berkey, Planning Commission Resolution No. 453 was approved as
amended (amendment below) , and Resolution No . 454 was approved as
presented.
1 . Special Condition No. 7 will now read : "Subdivider
shall provide for improvements as required by City
Council to extend Magnesia Falls Drive to cross the
100' drainage channel adjacent to northerly side of
�, subdivision. "
carried unanimously (5-0) .
COMMISSIONER FLES;3IviAN WAS EXCUSED FROM THE MEETING AT THIS TIME .
• '�'� �'�����'� F. Case No. DP O1-79 - DAME ' -DOTY DEVELOPMENT CO. , Applicant
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,. Request for approval of a Resident�al Development Plan
to allow 683 attached single-family/multi-family units
and golf course on approximately 210 acres located west
of Portola, northerly of the Whitewater Storm Channel .
Mr . Williams presented the Staff Report , describing the back-
ground of the project ,surrounding uses and zoning, open space and elements
of the project , type and number of units proposed and the amenities to
be in the development . He also reviewed the site plan, noting the
design concerns of Staff , which were contained in the written report to
the Commission. He then reviewed the related project exhibits which
detailed the specific elements of the proposal . hZr. Williams concluded
by reviewing the alternatives for Planning Commission action in this
matter . Following the Staff recommendations, it was suggested that the
project needed restudy to resolve a number of basic design problems.
Ciiairma.n Kelly asked if the Commissioners had any questions
or comments at this time. There were none forthcoming, so she asked
;� if the Applicant would care to make a statement .
RICHARD DOTY, 43 Barcelona, Rancho Mirage, introduced his
company, and gave a short description of the history of the
land of the Chapparal Country Club. Stated that he and
Mr. Dame' had hired experts in all fields of development .
Mr. Doty noted that at their meeting of January 23, 1979,
the Design Review Board felt that the project was well
thought out and endorsed it . Their recommendations have
been taken under advisement , and have been agreed to.
Mr. Doty also met �vith Clyde Beebe and discussed ramifica-
tions of a drainage fund that ��r. Beebe has expressed an
interest in their committing to. Mr. Doty also agreed on
a preliminary basis to pay into the improvement of Portola
Avenue, on a "���hatever ' s fair" basis.
Minutes Page Six
Palm Desert Planning Commission
January 30, 1979
VI . (cont . )
F. (cont . )
Mr. Doty wished to point out that all City ordinances have
been met , as pointed out by rdr . Williams. He also wanted
to clarify that the area referred to as recreational
vehicle storage is actually south of the wash, and feels
that this is probably the most appropriate place for it as
�„► it is not visible, and is clear of the wash.
Mr. Doty then addressed some of the Staff recommendations
as follows:
No. 1 -- They will agree to the tree screen protection as
required.
No. 3 -- They will agree to this item. It is their intent
that the clubhouse will be for the use of the
homeowners only; however, building is designed
for owners to use as banquet facilities. They
feel that the parking requirement will be met with
that thought in mind.
No. 6 -- They feel there is no alternative to this arrange-
ment . The project will include automatic openers
so that owners will be encouraged to use garages.
They feel the streets will be attractive.
No. 8 -- They have agreed on a preliminary basis to add two
more pools and to relocate a few. Have added the
two onto the wash side of the property to block
that up considerably. Feels that pool at entrance
ry,,, can be made to be attractive. A pool is located
conveniently to every unit on the property; about
34 units to a pool .
No. 7 -- They feel they have more than enough on-street
parking spaces for guests; they will make arrange-
ments for parking bays. They prefer to have more
landscaping.
No. 9 -- Referred to presentation. Can show a 10' offset on
straight streets. Feels that offset will be
adequate to break up straight streets.
They have also agreed to add two tennis courts; they now
have eight .
Mr. Doty also noted that they are now prepared to commit to
673 units instead of 683.
Regarding Recommendation �2 . from Clyde Beebe; they have
agreed to provide emergency access off the end of cul-de-
sacs, with special paving.
Recommendation #3 ; they do not feel that the traffic will
be typical , and see no problem here.
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Recommendation #4; they do not see any blowsand problem;
they will be downwind from Monterey Country Club.
Mr. Doty then introduced their expert on the design of the
golf course:
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TED ROBINSON, Westlake Village, stated that this project is
: ��,`� ��.-� patterned after Marrakesh. Feels it has been very success-
°. .�>¢�..,
.,:� - ful there; they have used exactly the same or greater
, criteria as the Monterey Country Club.
Minutes Page Seven
Palm Desert Planning Commission
January 30, 1979
VI . (cont . ) .
F. (cont . )
Mr. Robinson does not see any problem with the screening;
by depressing the golf course below surrounding area so
that condos are looking down, and extensive landscaping in
a�.�„ --�
critical areas should take care of that . ,^��� s�� -
f� �x'f��,1-��
� He stated that it has been found that units off__the ,golf_
course are in the greatest demand; people are willing to
pay the price.
Regarding straight streets - these units are the ones in
the greatest demand, as there is half the traffic and
parking.
Regarding swimming pools - feels that land plan is adequate.
Have used the same specifics as Monterey Country Club. Does
not see any problem with safety.
Regarding entrance to development - feels it will be one of
the finest entranceways in the desert . Feels there was no
benefit to anyone to eliminate units on entrance.
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� , FRANK RADIMAKER, 17722 Irvine Blvd, has designed many
�L � `������..projects in this area. Mr. Radimaker reviewed the land-
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�F scaping plans; feels it will be outstanding.
He explained the concept of the entrance to the project .
The main feature is very wide with two major water features.
Mr. Doty noted at this time that they intend to convey the
� title to the golf course and banquet facilities to the
homeowners eventually. They will commit themselves that it
will not be a commercial operation.
Mr . Radimaker then reviewed the tennis court area and land-
scaping of project . Feels that with proper use of trees,
buildings and streets can be complemented.
Regarding Tamarisk trees - 114r. Radimaker feels that to
save those trees to the detriment of the rest of the
project -- there should be another solution; perhaps to
use a tree that is not quite so messy or brittle .
CARL DAME'was introduced by Mr . Doty as the man who con-
ceived project together with experts. He has designed
these homes specifically for this piece of property.
Mr. Dame' wished to note that the largest unit is 2, 050
sq. ft . (from 1 , 520 sq. ft . ) .
P�Ir . Doty suggested at this point that it would be appro-
priate for Staff to have an updated version of the design
plan, and would like to have the matter continued for
two weeks.
�""" Chairman Kelly declared the Public Hearing open, asking if
anyone wished to speak in FAVOR or OPPOSITION of this
proposal . Being none, she declared the Public Hearing closed,
and asked for any Commission or Staff comments.
Mr. Williams stated that he feels each project should be
innovative and designed to fit the site; this project does
not , irregardless of similaries to other projects in area.
Minutes Page Eight
Palm Desert Planning Commission
January 30, 1979
VI . (cont . ) g�
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F. (cont . ) � .,?��/��
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Commissioner Berkey stated he felt that the blowsand
should be redesigned. However , he did feel that
applicant is approaching Staff concerns in a way that
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will solve the problem.
Commissioner Kryder ' s only comment was that the
driveway exiting onto main entry road may be a problem.
He also mentioned the fact that it is not such a bad
thing to design after successful projects, and it is
a bit late at this point to try to be innovative.
Commissioner Snyder was concerned about the land-
scaping with the large groups of five solid units;
no open space at all .
It was recommended to accept the proposal to continue
this case to the February meeting.
Chairman Kelly commended the applicant for attempting
to approach problems. Finds concern with the main-
tenance and recreational vehicle area, feels it should
not be right off Portola. She also expressed concern
over the solid line of units; would like to see more
of a 2-duplex type building.
Commissioner Berkey moved that this matter be continued
to February 14. After some discussion, it was seconded
'` by Commissioner Kryder; carried unanimously (4-0) .
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RECESS WAS CALLED AT 9: 35. MEETING RECONVENED AT 9:45 .
VII . OLD BUSINESS - None
VIII . NEW BUSINESS
A. Consideration of Planning Commission Initiated
Preannexation Zoning -- Annexation Area No. 11 .
Mr. Williams reviewed Staff Report , which recommended initiation
of a Change of Zone from ' S' to PR-6, U.A.
On a motion by Commissioner Kryder , seconded by Commissioner
Berkey, Planning Commission Resolution No. 455 was adopted as presented.
IX. DESIGN REVIEW BOARD ITEMS
Consideration of the cases reviewed by the Design Review
Board at their regularly scheduled meeting of January 23, 1979.
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Design Review Board items were reviewed in the Study Session
by the Commissioners.
On a motion by Commissioner Berkey, seconded by Commissioner
Kryder, Planning Commission Resolution No. 456 was adopted, with
the following modifications:
Case No. 59C - Applicant must comply with ordinance reqardina
the 10' landscaped buffer required along the south property
line, or obtain relief of said ordinance.
Case No. 162 MF - Garage doors are required on the carports
and overhead storage must be provided.
carrxed unanimously 4-0.
Minutes Page Nine
Palm Desert Planning Commission
January 30, 1979
X. ADJOURNMENT
On a motion by Commissioner Snyder, seconded by Commissioner
Kryder, the meeting was adjourned at 10: 00 p.m.
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GLORIA KELLY, Chairman
ATTEST:
PAUL A. WILLIAMS, Secretary
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