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HomeMy WebLinkAbout0703 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - JULY 3, 1979 7 : 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 at 7 : 00 P.M. by Chairman Snyder, in the City Hall Council Chambers. II. PLEDGE OF ALLEGIANCE - Commissioner Berkey III. ROLL CALL Members Commissioner Berkey Present: Commissioner Fleshman Commissioner Kryder Commissioner Miller Chairman Snyder Others Paul A. Williams - Director of Environmental Services Present: Murrel Crump - Principal Planner Stan Sawa - Associate Planner Patricia Smaldino - Planning Secretary IV. APPROVAL OF MINUTES A. Minutes of regular meeting of June 20 , 1979 . taw Mr. Williams noted the following correction: Page 2 , change the position of the words compatible and consistent. On a motion by Commissioner Berkey, seconded by Commissioner Kryder, the minutes of June 20 , 1979 were approved as amended. V. WRITTEN COMMUNICATIONS - None VI . PUBLIC HEARINGS A. Case No. PM 14768 - LEWIS HOMES OF CALIFORNIA, Applicant Request for approval of a Tentative Parcel Map to divide 78 . 975 acres into four parcels, located on the east side of San Pablo Ave. , north of 44th Ave. Mr. Williams presented the staff report and indicated that this parcel map was being requested to allow for the creation of two of the four lots which would be transferred to the City, one as a park dedication and the other to be acquired by the City for Civic Center purposes. He completed the staff presentation by re- commending approval of the parcel map by Resolution, subject to conditions. In response to questions from the Commission regarding previous actions by the Commission on said property, Mr. Williams pointed out that all previous requirements by the Commission would be complied with by the appli- Minutes Palm Desert Planning Commission July 3 , 1979 Page Two A. (cont. ) cant. Chairman Snyder stated that he simply wanted to point out that all previous conditions should be met by the applicant. There being no further questions, Chairman Snyder declared the Public Hearing open and asked if the Applicant wished *WV to make a presentation. STAN MORRIS - LEWIS HOMES OF CALIFORNIA, 45-445 Portola, Suite 1A, Palm Desert, Ca. Mr. Morris appeared representing the Applicant and indi- cated complete acceptance of the recommended conditions. There being no other questions from the Commission, Chairman Snyder asked if there was anyone who wished to speak in FAVOR or OPPOSITION of the request. There being none, Chairman Snyder closed the Public Hearing. On a motion by Commissioner Fleshman, seconded by Commissioner Miller, Case No. PM 14768 was approved by Planning Commission Resolution No. 501, carried unanimously (5-0) . B. Case No. TT 14032 - MC LAIN DEVELOPMENT CO. , Applicant Request for approval of a Tentative Tract Map to allow 256 dwelling units and park site; and, Amendment of an approved Development Plan relative to common open space to be provided on approximately 80 acres within the PR-4 low (Planned Residential , max. 4 du/ac) and O.S. (Open Space) zones located at the southeast corner of Portola Ave. extended, and Country Club Drive. Mr. Williams presented the Staff Report. He first dis- cussed the matter of the amendment which was to reduce the amount of required open space. He noted that it was found that as a result of plotting the lots around the proposed units that the amount of open space was not in compliance with the common space requirement of 50% . Mr. Williams stated that there are two relevant issues here; one is the development plan amendment. There is not 50% of open space in the common area. The applicant has noted in writing that the property includes a dedi- cation of a park of 7 . 9 acres which could be used by the property owners which would make this projects common space 47 . 6% . The second matter presented by Mr. Williams was the Tentative Tract. He discussed phasing of the street improvements and pointed out that suggested Special Con- ditions #4C and D deal with Hovely Lane as to when and at what level should the improvements be made. He pointed tow out Special Condition #6 which talks about improvements being completed as a part of the phasing except giving the City the right to consider some revision of timing as to when Hovely Lane would be built. He indicated this recommendation was made on the basis that Hovely should not be built until a connection existed to the east. Commissioner Berkey inquired as to the merits of extending Portola from Country Club south until a connection existed to the south and/or development existed on the west to reduce the maintenance. Mr. Williams agreed that Portola should not be built until there was a connection to the south. Minutes Palm Desert Planning Commission July 3 , 1979 Page Three Chairman Snyder declared the Public Hearing open and asked if the applicant were present. BOB MC LAIN, MC LAIN DEVELOPMENT, 1470 Jamboree, Newport Beach, Ca. 92660 , stated that he agreed with the staff recommendations as presented by Mr. Williams. He also stated that he would be willing to provide a bond guaranteeing the full installation of Portola Ave. at the appropriate time. Also the full frontage of Country Club Drive shall be improved as a part of the first phase of the development. Chairman Snyder asked if there was anyone present who wished to speak in FAVOR or OPPOSITION to this proposal. There being none, he closed the Public Hearing and asked for the pleasure of the Commission. Commissioner Fleshman questioned the open space conflict and asked if we could change the Ordinance words, "owned in common" , to "maintain in common" . Chairman Snyder suggested that we approve this with a written agreement or bonding criteria to cover the com- pletion of Portola and Country Club agreeable to City Attorney. When it is improved to Hovely Lane, Mr. Mc Lain would then go the rest of the way. On a motion by Commissioner Fleshman, seconded by Commissioner Kryder, Case No.DP06-79 (Amended) , was approved by Planning Commission Res- olution No. 502 as presented; carried unanimously (5-0) . After lengthy discussion on the matter of the Tentative Tract, at the request of the Commission, Mr. Williams stated that Condition #6 needed additional comment starting with the word "City" . "However, Portola Ave. , shall be built at the time that a link exists between Hovely Lane and the Whitewater. As a part of the first phase, the applicant shall provide a bond guaranteeing the full installation of Portola Ave. at the appropriate time. Further, the full frontage of Country Club Drive shall be improved as a part of the first phase of deve- lopment" . The Commission agreed with this addition. On a motion by Commissioner Fleshman, seconded by Commissioner Kryder, Case No. 14032 (Amended) , was approved by Planning Com- mission Resolution No. 503 with an amended Special Condition #6; carried unanimously (5-0) . C. Case No. VAR 04-79 - HEATH AND CO. , and R.B. FURNITURE, Applicant. Request for approval of an exception to the Sign Ordin- ance to allow two wall mounted signs oriented to the street frontage and rear parking area for a building generally located on the west side of Hwy. 111, at the tow common City Limit boundary between Palm Desert and Rancho Mirage. Mr. Crump presented the Staff Report which included a recommendation for denial of VAR 04-79 . The request by the applicant was to have more than one sign on the front of the building and a larger sign on the back of the building. Minutes City of Palm Desert July 3 , 1979 Page Four C. (cont. ) As a part of a lenghty discussion among the Commissioners , Commissioner Kryder stated that he was in favor of ap- proving the Variance due to the size of the building and the architectural compatibility of the new signs to the buildings present design. Chairman Snyder stated his disapproval of granting the Variance because it would set a precidence that all large buildings should be allowed additional signs. Chairman Snyder declared the Public Hearing open and asked if the applicant wished to make a presentation. RON MC KENZIE, HEATH & CO. , Sign Contractor, 3225 Lacy St. , Los Angeles, Ca. 90031, felt that the signs confirmed to the architectural design of the building. He showed drawings which emphasized the improvement of the exter- ior of the building with the signs added. Mr. Mc Kenzie also read two sections of the Sign Ordinance, Sec.25.68.720 and Sec. 25. 68 . 730 which he believed to be in favor of his request. He also felt that the signs would not be detrimental to the neighboring buildings. He also pointed out that the signs now being requested are well under the possible allowed signs should the parking lot become a commercial lot for a future shopping center development. Mr. Mc Kenzie then asked if the Commissioners had any questions. Chairman Snyder asked if the sign was already made. Mr. Mc Kenzie said no, signs were not made until the Permit was issued. Being no further discussion, Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION to this pro- posal. Being none, he declared the Public Hearing closed and asked for the pleasure of the Commission. The Commission discussed the two signs being requested. Mr. Williams pointed out the Section of the Sign Ordinance which specifically prohibits a wall sign when a ground sign was proposed. On a motion by Commissioner Berkey, seconded by Commissioner Fleshman, Resolution No. 504 was approved denying VAR 04-79; carried 3-2 (AYES : Berkey, Snyder, Fleshman; NOES : Miller and Kryder) . At this point Mr. Mc Kenzie inquired about the appeal procedures and they were explained to him by Mr. Williams . COMMISSIONER FLESHMAN EXCUSED HIMSELF FROM THE MEETING AT 8 : 15 P.M. flaw D. Case No. CUP 04-79 - ELYNOR FALK, C/O BALLEW/MC FARLAND, Applicants. Request for approval of a Conditional Use Permit (upon annexation) to allow for development of a 176 space Mobile Home Park and Mobile Home Subdivision Residential Minutes City of Palm Desert July 3, 1979 Page Five D. (cont. ) Dist. , upon annexation) zone located north of Merle Drive and east of Rebecca Rd. Mr. Crump presented the Staff Report noting that the language in the application was Mobile Home Park but it was found to be a Mobile Home Subdivision. However, both are allowed in the RM zone. The two items brought up by Mr. Crump were; Item #1, the design of the project is not very immaginable and is very static and lacks proper ammenities. Item #2 is that the parking facil- ities are not adequate and needed revision. Mr. Crump recommended that the Planning Commission review the request in light of the concerns stated in the Staff Report and if the Commission found the design acceptable, the Staff has prepared a draft Resolution for the Commission' s consider- ation. Chairman Snyder asked if there are any questions by the Commissioners. Commissioner Kryder asked about it being a Subdivision rather than a Mobile Home Park. Would this mean that the maintenance of the clubhouse and pools and landscaping be the responsibility of the lot owners. This concerned him as the mobile homes are moveable. Mr. Williams indicated that this was similar to a typical condominium project and that it was not likely to be a problem. wr.► Chairman Snyder declared the Public Hearing open, asking if the applicant wished to make a presentation. ART MC KAY, 81290 , Sirocco, Indio; Was requested to appear for applicant stating he had limited knowledge of the project. Chairman Snyder discussed all the problems that the Commission was concerned about. Mr. McKay noted that he knew that the lots would have two-car garages. He also stated that he felt that a lot of work would be put into the project so that it would not be poorly done. The good points noted by Chairman Snyder were that the lots would be 20 feet wider than normal and they would have 65 ft. frontage. Commissioner Berkey noted that the streets are only 28 feet wide and that guest parking was inadequate. Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION to this proposal. �iirrr JIM MC KEE, 7306 Joshua Tree, Palm Desert, wished to state his agreement as to the poor design concept of the project and the fact that the maneurvability of the pro- ject is poor. Chairman Snyder declared the Public Hearing closed and asked for comments from the Commission. Minutes City of Palm Desert July 3, 1979 Page Six D. (cont. ) A lengthy discussion followed regarding the lack of guest parking in the southern portion of the project. Chairman Snyder reopened the Public Hearing. A motion was made by Commissioner Kryder that this request be continued to the meeting of July 18th which is a day meeting at 1: 00 P.M. , seconded by Commissioner Berkey and carried unanimously; (5-0) . Chairman Snyder suggested in the interium, that the Staff will attempt to discuss with the applicant a better design effort relative to parking, streets, and design. E. Case No. DP 08-79 and 178 MF - TRANSCOPIC DEVELOPMENT CORP. , Applicant. Request for approval of a Planned Residential (Apartment) Development and preliminary Design Review case to allow sixty (60 duplix apartments , tennis court and swimming pool on approximately 10 . 87 acres within the PR-5 (Planned Residential, max. 5 du/ac) zone located on the east side of Portola Ave. , south of the Whitewater Storm Channel. Mr. Crump presented the Staff Report. He indicated the issue in this matter to be lack of common open space. He noted that the proposal contains an encroachment of what could be common open space into what was presented as private yard area. Also mentioned was the fact that the common open space provision excludes parking lots. Mr. Crump also felt the need to provide 'A` additional amenities. The Staff recommends approval of DP- 08-79 and 178 MF by adopting Planning Commission Resolution No. 505 . Chairman Snyder declared the Public Hearing open, asking if the Applicant was present and wished to make a presentation. FRED PACK,Engineer, 4676 Admiralty Way, Marina del Rey, Ca. , stated that Mr. Lo could comply with the recommended conditions of approval. Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION of this proposal. There being none, Chairman Snyder declared the Public Hearing closed. Chairman Snyder asked if there were any questions or comments by the Commissioners at this time. Commissioner Berkey asked if this would be all one full pro- ject and no phasing. Mr. Crump indicated that it was one project. Chairman Snyder questioned Mr. Williams about the minimum size of the units and asked if there would be the possibility of them being converted to condominiums. Chairman Snyder felt that because they were individual duplexes that they would lend themselves to the conversion and be sold. Chairman Snyder also noted that they had done a tremendous job of designing the wedge which had been difficult to dev- elop for some time. Minutes City of Palm Desert July 3 , 1979 Page Seven E. (cont. ) On a motion by Commissioner Kryder, and seconded by Commissioner Miller, Case No. DP 08-79 and related Design Review Board Case No. 178 MF were approved as submitted with the conditions set forth; by Planning Commission Resolution No. 505; carried unan- imously (4-0) . At this point, Engineer Pack asked the Commission if Mr. Lo would have to come back should he decide to in- crease the minimum size to 1000 sq. ft. Chairman Snyder said affirmatively. F. Case No. DP 09-79 T&D INVESTMENTS/PRO-CON DEVELOPMENT, Applicants. Request for approval of a Planned Residential Development to provide 20 single family attached units, recreational amenities and common open space on approximately 4 . 9 gross acres within the PR-5 zone. Mr. Williams reviewed the report for the Commission noting that due to an excellent design, the Fire Department feels that with the center cul de sac treatment, a very good fire access has been created. The Staff recommends approval of the design in that it is consistent with standards of the Ordinance, but with some revisions. Mr. Williams discussed Condition #8 to reduce the back out distance of one area. tow Commissioner Miller asked if the water would be draining off to the South. Mr. Williams stated yes and mentioned the Tentative Master Drainage Plan. There being no applicant present, Chairman Snyder declared the Public Hearing open, asking if anyone present wished to speak in FAVOR or OPPOSITION to this proposal. There being none, Chairman Snyder declared the Public Hearing closed and asked for the pleasure of the Commission. On a motion by Commissioner Kryder, seconded by Commissioner Berkey, Case No. DP 09-79 was approved by Planning Commission Resolution No. 506 as presented; carried unanimously (4-0) . G. Case No. DP 01-79 (Amendment) - DAME '_DOTY DEVELOPMENT CO. , Applicant. Request for approval to operate a clubhouse, restaurant lounge, and snackbar on an open to the public basis within the PR-5 (Planned Residential, max. 5 du/ac) zone located within an approved golf course/condominium development on %UW the West Side of Portola Avenue and northerly of the White- water Storm Channel. Mr. Crump reviewed the Staff Report and recommended approval of this proposal subject to two conditions. He related to the consistancy of the approved Development Plan. He also stated that since this amendment deals with the exception to a strict application of parking standards for free standing type rest- aurant, the schedule we have in our parking requirements pro- vides for a check to see that the clubhouse parking is working Minutes City of Palm Desert July 3, 1979 Page Eight G. (cont. ) prior to the finalizing of the development. The Staff recommends approval subject to amended conditions. Chairman Snyder declared the Public Hearing open and asked if the applicant wished to make a presentation. RICHARD DOTY, DAME'DOTY DEVELOPMENT CO. , P.O. Box 100 San Ramon, California. 94583. Mr. Doty stated that he was happy with the upgrading of the Marco Polo project across the street but was a little concerned with the Mobile Home Park landscaping and hopes it can be improved. Mr. Doty stated his approval of the Resolution as amended, except for Paragraph 2 , "may upon requiring a Public Hearing revoke this amendment for approval" . Mr. Doty would like the words, "revoke this amendment for approval" be stricken. Mr. Doty also showed a plan adding 10 additional parking spaces and stated that they have upgraded the entire in- terior of the Clubhouse and Restaurant. He also stated that he could consider changing 20 parking spaces to com- pact car parking which would give an additional 20 spaces if needed. Chairman Snyder asked if they were intending to sell liquor on the premises. Mr. Doty said yes. There was a brief discussion on the cost of a liquor license. tow Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION of this proposal. There being none, Chairman Snyder declared the Public Hearing closed. The Commission briefly discussed Condition #2 regarding revocation. The Commission qu erried Mr. Williams regarding the Staff ' s approach to enforcement of parking in country clubs. Mr. Williams pointed out the fact that the proposed design of this project provides for substantial parking potential on the entrance street and Staff would not be concerned relative to parking for the restaurant unless guests were forced to park all the way out on Portola. The Commission agreed that substantial on-street parking existed in the project and they would not be concerned unless guests to the restaurant were forced to park on public streets. Mr. Williams indicated his concurrence with Mr. Doty' s suggested deletion. On a motion by Commissioner Berkey, seconded by Commissioner Kryder, Case NO. DP 01-79 (Amended) was approved by Planning Commission Resolution No. 507 with Condition #2 amended; carried unanimously; (4-0) . VII . OLD BUSINESS - None Minutes City of Palm Desert July 3 , 1979 Page Nine VIII . NEW BUSINESS A. Coachella Valley County Water District Projects in the City of Palm Desert. Commissioner Miller mentioned the problem of street repair and suggested that a nice letter be sent to the Water Dist. On a motion by Commissioner Miller, seconded by Commissioner Berkey, Planning Commission Resolution No. 508 was adopted; carried unan- imously (4-0) . IX. DESIGN REVIEW BOARD ITEMS A. Case No. 179 MF Mr. Sawa presented the one item that was considered by the Design Review Board which was two duplexes on the corner of San Rafael and Cataline Way. He pointed out that the applicant was proposing to split the lot to provide the duplexes. Commissioner Snyder questioned the merits of considering this request prior to the filing of a Parcel Map. Mr. Williams pointed out that the zoning would apply for the 4 units and the Commission as a part of the Parcel Map process would consider the merits of the lot design at a later date. tow On a motion by Commissioner Miller, seconded by Commissioner Berkey, the Design Review Board items were approved by Planning Commission Resolution No. 509; carried unanimously. B. At the request of the applicant' s continuing Case No. 116C was continued to the Planning Commission meeting of July 18 , 1979 by a Minute Motion which was made by Commissioner Berkey, seconded by Commissioner Snyder and unanimously carried. X. DISCUSSION ITEMS Associate Planner Sawa noted that the Commission should take particular note of a change in one of the Design Review Board meetings in August to review Hahn project. He stated this meeting had been re-scheduled due to a conflict. Commissioner Berkey asked if an EIR had been prepared for the Hahn project. Mr. Williams stated that this project was still in the assesment process but it was likely that an EIR would be forthcoming on the project and that it was expected that this document would be filed next month. tow With the change noted by Associate Planner Sawa, the Commission accepted the Planning Schedule. XI . ORAL COMMUNICATIONS - None XII. COMMENTS A. City Staff - None Minutes City of Palm Desert July 3 , 1979 Page Ten B. City Attorney - Not Present C. Planning Commissioner Commissioner Berkey asked if the Council had taken any action on the billboards on Bob Hope Drive. Mr. Willisms explained that the Council at their last meeting had agreed to send a letter to the property owners protesting the billboards and had agreed to join the City of Indian Wells in taking legal action if necessary to prevent the installation of the bill- boards. The Commission seemed to be in agreement with taking appropriate action to prevent the installation of bill- boards along Bob Hope Drive. XIII . ADJOURNMENT On a motion by Commissioner Berkey, seconded by Commissioner Miller, the meeting was adjourned at 9 : 32 P.M. PAUL A. WILLIAMS, Secretary tow ATTEST: WALTER SNYDER, Chai an /ps