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HomeMy WebLinkAbout0214 MINUTES PALM DESERT PLANNING COMMISSION MEETING WEDNESDAY - FEBRUARY 14, 1979 1 : 00 P.M. - CITY HALL COUNCIL CHAMBERS I . CALL TO ORDER The regularly scheduled meeting of the Palm Desert Planning Commission was called to order by Chairman Kelly at 1 : 00 p.m. in the City Hall Council Chambers. �rr II . PLEDGE OF ALLEGIENCE - Commissioner Fleshman 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 Ron Knippel - Assistant Planner Clyde Beebe - Director of Public Works Susan Schramke - Planning Secretary IV. APPROVAL OF MINUTES A. Minutes of regular meeting of January 17, 1979 Mr. Williams noted the following correction : � Page 2 , last sentence, add the word "recreational" between the words "water" and "element" . On a motion by Commissioner Snyder , seconded by Commissioner Berkey, the minutes of January 17 , 1979, were approved as amended. B. P�4inutes of regular meeting of January 30, 1979 lt4r . Williams noted the following corrections : Page 2 , 4th paragraph, and where applicable, change spelling of "Engle" to "Angle" . Page 5, statement that "Commissioner Fleshman was excused from the meeting at this time" should be moved to after the last paragraph on Page 6. Page 7 , 2nd paragraph, the word "off" should be changed to "adjoining" . Page 7, 6th paragraph, and where applicable, change spelling of "Radimaker" to "Radmaker" . Page 8 , lst paragraph, change the first sentence to read: "Commissioner Berkey felt that the Tamaxisk trees should � not be preserved; and that the units should be removed along the entry road. " On a motion by Commission Snyder , seconded by Commissioner Berkey, the minutes of January 30, 1979, were approved as amended . V. WRITTEN COMMUNICATIONS A. Written response to local resident . No action was taken by the Commission; this was simply an informational item. Minutes Page Two Palm Desert Planning Commission February 14 , 1979 VI . PUBLIC HEARINGS Chairman Kelly announced that the Planning Commission did meet in a Study Session prior to this meeting for the purpose of information only. A. Continued Case No. PM 14163 - 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 Way. Mr. Williams indicated that this case was continued from the last Planning Commission meeting in order to allow an analysis to be done in regards to existing lots in the area, and also to allow for the appearance of the applicant . Mr. Williams then reviewed the proposal , using illustrations of lot sizes in the area, noting that the majority are in the range or less than what is being proposed by the applicant . The applicant submittal does conform to Ordinance. There were no questions or comments from the Commissioners at this time; Chairman Kelly then asked the applicant to make a presentation. HAROLD HOUSLEY, 73893 Highway 111 . Mr. Housley feels the proposal is consistent with what is occurring in the neighborhood. He stated that a house could be built on the lot by removing only two trees; and feels the tenure of the neighborhood will be basically the same. He also mentioned that it has been expensive to maintain the open space. It has been worthwhile; however, the new irrigation system he will be required to install would be too costly. He then stated that �.r► he woul� like to see the parcel map approved; feels it is a reasonable request. Chairman Kelly opened the Public Hearing, asking if anyone present Wished to speak in rAVO� or OPPOSITION of this proposal . TOM ANGLE, 44454 San Jose. Pdr . Angle is in opposition to the proposed lot split , for various reasons. He stated that the trees that would be removed are over 50 years old; that the irrigation system Mr. Housley has to put in is not that costly; that any house built on the lot would affect his privacy. He then suggested Mr. Housley cut parcel split into two lots instead of three, to be consistent with the neighborhood. Pd�S. CLAYBORN, 44491 San Jose. Mrs. Clayborn is also in opposition; she would like to see the proposal changed to two lots instead of three. She stated that she felt the area would be too congested. The following persons spoke in FAVOR of the proposal as presented: JOSEPHINE VICARI , 44384 Lingo Lane. THERESA BOSLEY, 44595 San Jose. YVONNE SWEDINA, 73915 Catalina. �' Mr . Housley reiterated Mrs. Vicari' s statement about diseased trees. He also noted that all the houses in the area are almost totally enclosed by trees, and does not see the view or possible lack of privacy as a p�oblem. Chairman Kelly declared the Public Hearing closed. Mr. Williams mentioned at this time that all property owners within 300' of the property in question were notified of the Public Hearing. Minutes Page Three Palm Desert Planning Commission February 14 , 1979 VI . A. (cont . ) Commissioner Berkey commented that Mr . Housley is within his rights to split his property into three parcels, as it is within the present zoning law. In fact , this split is less than what is required. He also stated that he was not convinced by arguments against the proposal that it would be detrimental to nearby property owners. On a motion by Commissioner Berkey, seconded by Commissioner � Kryder, the Tentative Parcel Map No. 14163 was approved by Planning Commission Resolution No. 457 ; carried unanimously (5-0) . B. Continued Case No. DP O1-79 - DAME' -DOTY DEVELOPMENT CO. , Applicant Request for approval of a Residential 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 . Chairman Kelly indicated that she did go out to the project site to review the area in question, at the reques� of the applicant . She also noted that although Commissioner Fleshman did have to leave after most of the presentation had been made at the last meeting, he did listen to the tapes prior �o this meeting. . Mr. Williams stated that this case was continued to allow the applicant to prepare revised plans, addressing those concerns expressed by the Commission at the last meeting. He noted that the revised site plan was received from the applicant after the Staff Report had been E written. E �„r Mr. Williams then reviewed the Staff Report , enumerating the concerns of the Commission and the manner in which they were addressed by the applicant . Those concerns included: number of units per building; relocation of swimming pools; attempt to jog streets to eliminate row effect ; and relocation of maintenance facility and recrea- tional vehicle storage area. He then stated that , although the revised site plan does meet all requirements, the applicant has not addressed the overall design concern as to being innovative and compatible to the PR zone as it was intended. Therefore, Staff recommends denial of this development plan. There were no questions or comments from the Commissioners at this point ; Chairman Kelly asked for the applicant ' s presentation. RICHARD DOTY, 43 Barcelona, Rancho Mirage. Mr . Doty reiterated the concerns of the Commission and how they had been addressed in the revised- site plan. He noted that the revised plan has reduced the number of units by 16; they have attempted to bring the pools into the clusters of units for more convenience; have shifted street to eliminate row effect ; maintenance facility and recreational vehicle storage area have been relocated to increase shielding. � He also pointed out that , contrary to Staff Report , the proposed golf course design was not arbitrary at all . They have purposely created this; it was one of their original design constraints. He also mentioned that the golf course has been widened. Mr. Doty then asked Mr. Ted Robinson to testify as to the technical capability of revised plan. Mr. Robinson simply reiterated Mr. Doty' s previous statements. Commissioner Berkey posed the question of guest parking. Minutes Page Four Palm Desert Planning Commission February 14 , 1979 VI . B. (cont . ) Mr. Robinson answered that he felt that could be easily solved; if there is a concern for additional bay parking, it can be provided without any difficulty. Mr . Doty mentioned that the clubhouse parking is up to 102 spaces; they have also provided parking for the driving range. �, Chairman Kelly asked if there were any questions. There being none, she declared the Public Hearing open, asking if anyone present wished to speak in FAVOR or OPPOSITION af this proposal . The following persons spoke in FAVOR of proposal : HARVEY DOYTCH, 73141 44th Avenue. CHARLES E. HOLEMAN, 73500 Encelia JIM SHARPE, 74725 Joanie Drive. MARGE NIESTRUM, 46265 Burroweed Lane. JACK DULSTRUM, Sunrise Company. Voiced his concern over raising of houses 4 ' , stating he felt there would be some very serious concerns about other units being built at a different level . Mr . Robinson assured him that pads adjacent to Monterey Country Club will not be raised 4 ' . Raised elevation will only occur in the center of the project , not the perimeter . This gives much more protection when units are looking down on golf course. It will be done in a compatible way with the other units. Chairman Kelly declared the Public Hearing closed. �„ MR. DAME' , �ith regard to the concern over raising of houses, stated that they do not necessarily have to do this, but would prefer to. Chairman Kelly then asked if the Commission had any questions or comments. Commissioner Fleshman expressed his concern over the adaptation of the prcject with the in�e�t and purpose of the PR zone, and stated he would feel more comfortable supporting the project if Staff felt that the developer was in conformance with zone as intended. Commissioner Snyder noted that it is apparent there is a difference of opinion between Staff and developer ; but it would seem there is still room for them to achieve agreement . Commissioner Berkey indicated that he was satisfied with the plan, accepting it as strictly schematic, but that it also needs to have a great deal of attention at the Design Review process. He would expect the developer to work closely with Staff and the Design Review Board. Objectionable features of the plan can be mitigated at that point , including guest parking, landscaping plan, elimination of row effect , and pad elevation. Commissioner Kryder agreed with Commissioner Berkey' s state- � ments, stating that while there are still certain objectionable issues of the plan, they are not sufficiently damaging to require the denial of the project at this time. Design Review Board activity can handle it , with Staff and developer working together. Chairman Kelly commended applicant for changes made to this point , and feels the problems can be worked out at the Design Review Board level . Mr . Williams suggested that , if the development plan is approved, a 10-minute recess should be called to allow the developer to review the conditions of approval . He stated tYiat they do embody a procedure that would allow the Planning Commission to have answers to concerns such as setbacks, etc . Minutes Page Five Palm Desert Planning Commission February 14, 1979 VI . B. (cont . ) Recess was called at 2 : 05 p.m. for 10 minutes to allow appli- cant to review conditions. Meeting was reconvened at 2 : 15, at which time Mr . Williams stated that the applicant has seen the draft of conditions of approval . Mr . Doty then reviewed each condition with the Commission and Staff , enumerating those he felt needed clarification or deletion. '�■' The conditions were amended, with all in agreement . There was then some discussion as to whether to continue this case or to approve the development plan at this time, with amended conditions. Commissioner Snyder suggested approval of this case to the Tentative Tract stage, ��herein any further problems could be addressed. On a motion by Commissioner Kryder, seconded by Commissioner Berkey, Development Plan O1-79 was approved by Planning Commission Resolution No. 458 , subject to conditions; carried 4-1 (AYES : Berkey, Kryder, Snyder , Kelly; NOES : Fleshman) . C. Continued Public Hearing -- Palm Valley Stormwater Channel Area Specific Plan Mr . Williams presented for discussion and review 12 issues which summarize the comments from property owners, interested citizens and other agencies received through conferences, correspondence or the January 17 , 1979 Public Hearing on the subject . He also presented the recommended action to resolve each issue. Following the presentation of the 12 issues, Mr . Williams �' commented on additional correspondence received. He indicated that copies of this correspondence, as well as all correspondence received, would appear in the Appendix of the subject study. He then stated that Staff hoped to obtain sufficient direction at this meeting to provide a recommendation to the City Council for adoption of the plan. Chairman Kelly then opened the Public Hearing to take testimony in FAVOR or OPPOSITION of the plan. G. GEORGE FOX, Fox Farms, 1512 Jarvis, Chicago Illinois. Mr. Fox ' s comments were related primarily to the development of the property he owns in the study area. He indicated that the physical development of the land is as important as the structure. He indicated further that improvements such as roads are the responsibility of the individual landowner . Fox said he was interested in quality development , and has hired the firm of Perkins and Will to do a financial feasi- bility study for development of his property. To clarify his position and intent in this matter, he prepared for presentation to the Planning Commission a letter , which he read for the record. A copy of the letter appears in the Appendix of the subject study. � O. R. HOMME, 261 Cordoba Way. Mr . Homme wished to reiterate his concerns for the subject study and his property. He indicated that he was in no hurry to develop his property, and there were certain physical barriers which would preclude such development . He recommended that a crossing be provided to the study area via Thrush Road. He also suggested that the Planning Commission consider increasing the density on the flatter portions of the project area from 2 to 3 to 5 dwelling units per acre. This recommendation was based on the McKueon project on the east side of the Palm Valley Stormwater Channel and the cost in- volved with providing the bridg�, �fx��;s����:�f the Channel . _`��f`���7� /� Minutes Page Six Palm Desert Planning Commission February 14 , 1979 VI . C. (cont . ) CHARLES MARTIN, 73744 Highway 111 . Mr . Martin suggested that up to 3 dwelling units per acre in the 5-acre parcel portion of the study area be considered. He also re- commended that the matter of sewage disposal be left to the Riverside County Department of Health. He suggested the continued use of at grade crossings rather � than bridge crossings; he does not want to see the small landowner financially tied by the improvements proposed. Mr. Martin also stated his position on structure design and the need for structures to be compatible with land forms, particularly in this unique area. DICK WILLBERG, Perkins and Will , Chicago, Illinois. Mr. Willbert indicated that he had been employed by G. George Fox to prepare a financial feasibility analysis for the Fox property and to prepare alternative conceptual development plans. He reiterated the concerns of his client and his firm` s in the preparation of the conceptual plans. The Public Hearing was then closed. The Commissioners recapitulated the concerns raised and made the following recommendations: l . Use a less definitive delineation of zoning lines on the proposed zoning map and pay closer attention to the existing property lines. 2 . Increase the density in the flatter portions of the study area to PR-3 . �, 3 . Eliminate all but one bridge crossing and continue maintenance of at grade crossings and other access points. The Commission then suggested, and the Staff concurred, that a draft resolution addressing possible changes to the Palm Valley Stormwater Channel Area Specific Plan be prepared for consideration on February 27 , 1979. On a motion by Commissioner Snyder, seconded by Commissioner Kryder , the matter was continued to February 27 , 1979; carried unanimously (5-0) . VII . OLD BUSINESS - None VIII . NEW BUSINESS A. On a motion by Commissioner Snyder, seconded by Commissioner Fleshman, Planning Commission Resolution No. 459 was adopted as presented, announcing its appreciation to Ralph J. Cipriani. � IX. DESIGN REVIEW BOARD ITEMS A. Consideration of cases acted on by the Design Review Board at their meeting of February 6, 1979. Commissioner Fleshman had a conflict of interest with regard to Case No. 164 MF, and left the room while it was being discussed. Mr . Crump presented the cases (164 MF; 107 C; and 42 C) to the Commission. Minutes Page Seven Palm Desert Planning Commission February 14, 1979 IX. (cont . ) On a motion by Commissioner Kryder , seconded by Commissioner Berkey, Planning Commission Resolution No. 460 was adopted, approving the Design Review Board actions of February 6, 1979, with the following modifications: f: Case 107 C - Add additional requirements as follows: �+ 4. Opening be provided in the landscape planter along west property line to permit connection to existing driveway. 5. Access easement be granted to the City over the parking areas. carried 4-0-1 (AYES : Berkey, Kelly, Kryder, Snyder; ABSTAIN: Fleshman) . X. DISCUSSION ITEMS - None XI . ORAL COMMUNICATIONS - None XII . COMMENTS A. City Staff - None B. City Attorney - Not present C. Planning Commissioners - None �r.r XIII . ADJOURNMENT On a motion by Commissioner Berkey, seconded by Commissioner Kryder , the meeting was adjourned at 3 :45 p.m. PAUL A. WILLIAMS, Secretary ATTEST : GLORIA KELLY, Chairman /ss �r..r