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HomeMy WebLinkAbout0904 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - SEPTEMBER 4 , 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 : 03 P.M. by Chairman Snyder in the City Hall Council Chambers . II. PLEDGE OF ALLEGIANCE - Commissioner Berkey •r III . ROLL CALL Members Present: Commissioner Berkey Commissioner Fleshman Chairman Snyder Excused Absence: Commissioner Kryder Commissioner Miller Others Present: Paul Williams-Director of Environmental Services Stan Sawa-Associate Planner Lisa McFadden-Planning Secretary IV. PLANNING COMMISSION ELECTION OF OFFICERS Due to the absence of two members of the Commission, the election of officers was tabled until the next meeting of The Palm Desert Planning Commission which will be held on Wednesday, September 19 , 1979 at 1: 00 P.M. V. APPROVAL OF MINUTES vow Upon motion made by Commissioner Berkey, seconded by Com- missioner Fleshman, the minutes of the August 15 , 1979 meeting were approved as written. Unanimously carried. VT. WRITTEN COMMUNICATIONS - None VII. PUBLIC HEARINGS A. Case No. TT 14805 - KAUL CONSTRUCTION, Applicant Request for approval of a 37 lot residential subdivision on 7 . 2 acres within the PR-5 (Planned Residential, 5 d.u./ac) zone located on the southside of Country Club Drive, between Monterey Avenue and Portola Avenue. Mr. Williams presented this case stating that a letter was received from Mr. Kaul requesting that the Commission con- tinue this matter until October 2 , 1979 to enable him to re- solve the problems mentioned in the Staff Report. Mr. Kaul will then meet once again with the Staff to corroborate the corrections. It is the Staff ' s recommendation that this mat- ter be continued to October 2 , 1979 . low Upon motion made, seconded and carried unanimously by the mem- bers present, Case No. . TT 14805 was continued to October 2 , 1979 . MINUTES Page -2- Palm Desert Planning Commission Meeting September 4 , 1979 B. Case No CZ 07-79 , CUP 05-79 , TT 14999 - WESTSIDE ENTER- PRISES LTD. , Applicant Request for approval of a Change of Zone from R-1, 10 , 000 to R-2 , 8 , 000 , Conditional Use Permit to allow a 36 unit Planned Residential Development, and a 38 lot Tentative Tract Map lo- cated between Skyward Way and Homestead Road, and bounded on the east by Arrow Trail (Chia Drive) . Since there was a lack of a quorum to consider this matter, r.► it was continued to the September 19 , 1979 meeting at 1: 00 P.M. Commissioner Fleshman indicated a conflict and left the po- dium. C. Case No. DP 10-79 and TT 14996 - MACK DEVELOPMENT AND INVESTMENT CO. , Applicant Request for approval of a preliminary Development Plan to allow 116 dwelling units and tennis courts and a Tentative Tract Map consisting of 118 lots on approximately 25 acres within the PR-5 (Planned Residential, maximum 5 d.u./ac. ) zone located on the Soutside of Country Club Drive, between Monterey Avenue and Portola Avenue. Mr. Williams presented this case in detail stating that the access points have been reviewed, that there is an emergency access proposed to Country Club. It is felt that the recrea- tional amenities proposed are in conformance with the City' s Zoning Ordinance. The Staff recommended approval of the de- velopment plan by Resolution No. 523 subject to conditions. ,■„ Staff further recommended approval of the Tract Map by proposed Resolution No. 524 subject to conditions. There being no questions from the Commission, Chairman Snyder opened the public hearing and asked if the applicant would like to make a presentation. INGRID MACK, 111 N. 5th Street, Redlands, refered to Page 4 , under Special Conditions, stating that it would be to the benefit of she, as the applicant, and the owners to the east, that this street be dedicated. She stated that there should be no problem as far as obtaining an easement but that she would like cooperation from the City in this matter if an easement could not be obtained. Chairman Snyder asked that she define what she meant by coop- eration? Ms. Mack stated that they would like to go ahead and develop their side of the street and that the City should make sure that when the owners to the east develop their property, they are aware they must develop their portion of the street at that time. Mr. Williams explained that the City' s Subdivision Ordinance top is quite specific as to the minimum width of 42 ft. so the property owner either has to acquire an easement from the adjacent property owner or provide the 42 ft. on their parcel or said width must be provided on the subject property. Mr. Beebe, Director of Public Works, was asked by Chairman Snyder if the Staff has any flexibility in said ordinance? Mr. Beebe replied by asking if the access rights were going to be denied on Street "A"? If that is the case, then the 8 ft. parking area may not be utilized. MINUTES Page -3- Palm Desert Planning Commission Meeting September 4 , 1979 Ms. Mack stated that she has no doubt that the easement can be secured. Therefore, they will pursue development on that basis. BOB McFARLAND, 74075 El Paseo Suite A-7 , Palm Desert, of Ballew and McFarland, Planners of the project, requested that under Special Condition #2 , the figure be changed to a 10 ft. emer- gency access only. Chairman Snyder questioned Mr. Williams as to any objection to this change? Mr. Williams suggested that a compromise be made of 12 ft. This would also change Special Condition #6 on the Tract Map. There were no questions from the Commission at this time, therefore, Chairman Snyder asked if anyone present wished to speak in FAVOR or OPPOSITION to the request. There being none, Chairman Snyder closed the public hearing. Upon motion made by Commissioner Berkey, seconded by Chairman Snyder, Planning Commission Resolution No. 523 and No. 524 was adopted with the changes as previously mentioned. Car- ried. 2-0-2-1. Commissioner Fleshman abstained. D. Case No. DP 11-79 and TT 14998 - T & D CALIFORNIA INVEST- MENTS, Applicant Request for approval of a preliminary Development Plan to allow 22 dwelling units and recreational facilities and 26 lot Tenta- tive Tract Map on approximately 5 acres within the PR-5 (Plan- ned Residential, 5 d.u./ac. ) zone located at the southwest cor- ner of Hovley Lane and Portola Avenue. rr Mr. Williams presented this case stating that the applicant requested that this case be continued in order that more modi- fications can be made on this project. Motion was made by Commissioner Berkey, seconded by Chairman Snyder and carried, that this case be continued to September 19 , 1979 at 1: 00 P.M. E. Case No DP 09-79 and TT 15000 - PACIFIC COAST BUILDERS, Applicant Request for approval of a Residential Development Plan to allow (upon annexation) construction of 1111 condominium units an 18 hole championship golf course, and a Tentative Tract Map consisting of 1173 lots on 404 gross acres within the PR-3 , S.P. (U.A. ) (Planned Residential, max. 3 d.u./ac, Scenic Preservation Overlay, Upon Annexation) zone located at the northeast corner of Cook Street and Country Club Drive. Mr. Williams presented this case reminding the Commission that this is a parcel that they previously considered for a change of zone to PR-3 and a condominium development. He r stated that this has been refiled because of redesign. The Staff feels that other than a few suggestions for improvement, that overall this project is quite commendable. Suggestion was made that the number of pools be increased to a ratio of 1 per every 35 units. Suggestion was also made that maybe the location of the maintenance facility be reviewed, that there may be a better location. He stated that the Fire Marshal was very concerned about the long cul-de-sac. He sug- gested in his memorandum that it be extended to make a loop across the golf course. As an alternative, he was agreeable MINUTES Page -4- Palm Desert Planning Commission Meeting September 4 , 1979 to an emergency access situation. The Fire Marshal also stated that the streets should be at least 36 ft. wide. Mr. Williams suggested the alternative that the loop street would have to be 40 ft. wide and the short streets may be as small as 24 ft. wide. This alternative would take care of any tournments that may be held providing parking on both sides of the street. Mr. Williams stated that the development plan, as proposed, is in conformance with the City' s Design standard with some adjustments and that the Tract Map is also in conformance with the City' s Zoning Ordinance, Subdivision Ordinance. He recommended that this project be approved upon annexation by Planning Commission Resolution No 525 and No. 526 with the changes as previously mentioned. Suggestion was made that under the Tentative Tract Map, Stan- dard Condition #13 be expanded to read "which shall be limited to 40 ft. in width. " Chairman Snyder asked if the applicant would like to discuss this case? BOB McFARLAND, 74075 E1 Paseo Suite A-7 , Palm Desert, represent- ing Ballew and McFarland, designers of the project, offered to answer any questions that the Commission may have. Mr. Mc- Farland stated that the owner wished to develop the best golf course development in the desert area. He stated that there are no crossings on the golf course which was a primary con- sideration of the design to avoid hazards. The basic design idea is that there is a loop road system in which all of the residential units are on cul-de-sacs penetrating inward to the golf course. Even though every house does not have front- age on the golf course, they will be on green belt areas that i .. expose them to the golf course. Mr. McFarland suggested sev- eral amendments to the special conditions that were expressed: Under DP 09-79 , Standard Condition #13 , it is requested that this be reworded adding "excluding the grading of the pro- perty" at the end of the sentence. Chairman Snyder stated that #13 is only concerned with develop- ment. Mr. McFarland made the following request: Special Condition #4 be reworded as follows : "A permanent, hard surface emer- gency access road, 12 ft. wide shall be provided from the end of the long central cul-de-sac to the street at the east" . Special Condition #5 be reworded as follows: "The RV Parking lot shall be totally screened from view of the townhouse units" . Under Special Condition #6 , add "or larger recreational areas" at the end of the sentence. Commissioner Berkey questioned whether an attempt will be made to keep Cook Street open during the windy season? This would not have to be done until the development on that side is reached. Mr. McFarland stated that the Emergency Access only will be on Cook Street instead of Frank Sinatra Drive. Commissioner Berkey stated that responsibility should be taken to keep Cook Street open while they are in the process of developing until there is a project started on the west side. MINUTES Page -5- Palm Desert Planning Commission Meeting September 4 , 1979 Mr. McFarland stated that the condition is acceptable as long as it is understood that there is not an obligation to maintain the street until that access has been established. Chairman Snyder stated that perhaps it would be better worded that "The City will not be obligated to maintain Cook Street until such time that the development of the area justifies it" . Chairman Snyder stated that it is one of the finest projects that the Commission has reviewed. vow Chairman Snyder declared the Public Hearing open, asking if anyone present wished to speak in FAVOR or OPPOSITION to this request. CLYDE BEEBE, Director of Public Works, stated that the munici- pal code regarding Standard Condition #13 , calls for recorda- tion of the map including grading. He suggested that the Com- mission state that the grading be excluded and let the Council approve it to be in abeyance with the municipal code. Chairman Snyder stated that with the input from Mr. Beebe, that Standard Condition #13 be changed to add "except grading as ap- proved by the City Engineer" . Chairman Snyder declared the Public Hearing closed. Motion was made by Commissioner Berkey, seconded by Chairman Snyder that this case be approved with the changes that have been discussed. Carried. 2-0-2-1. Commissioner Fleshman ab- stained. Commissioner Fleshmen returned to his seat. F. Case No. ZOA 04-79 - CITY OF PALM DESERT (COUNCIL INITIATED) , Applicant Request for consideration of an amendment to Sections 25. 58. 070 and 25. 96 . 040 of the Municipal Code (Zoning Ordinance) of the City of Palm Desert, California relating to the storage of re- creational vehicles. Mr. Williams presented this case stating that the Staff and City attorney have experienced some difficulty with regard to a specific section of the Zoning Ordinance that relates to re- creational vehicles in terms of shielding them from public view. Mr. Beebe noticed that there seemed to be provisions in the City Ordinance which cover this matter, therefore this will have to be reviewed by the City Attorney. The Staff re- commends that this matter be continued to the September 19 , 1979 meeting at 1: 00 P.M. Upon motion made by Commissioner Berkey, seconded by Commis- sioner Fleshman and carried, this matter is continued to the September 19 , 1979 meeting. VIII. OLD BUSINESS - None '1r�r IX. NEW BUSINESS - Planning Schedule for the next Three Months/ Adoption of Special Meeting Date (s) . X. DESIGN REVIEW BOARD ITEMS Consideration of cases action on by the Design Review Board at their meeting of August 28 , 1979. MINUTES Page -6- Palm Desert Planning Commission Meeting September 4 , 1979 Mr. Williams stated that there is only one matter to discuss and that is the one aspect of the Chaparrel Country Club that has not been previously reviewed. This concerns the maintenance building office and park- ing for the maintenance area. Stan Sawa, Associate Planner, described this area in .de- tail. He stated that there will be landscaping and a 6 ft. wall along Portola Avenue. Mr. Fleshman stated that there should be a design alter- native so that the maintenance crew does not detract from the development. Chairman Snyder questioned if this development would de- grade the property adjacent to it? After much discussion, a motion was made by Commissioner Fleshman, that this project be sent back to the Design Re- view Board to consider the following points : 1. That there be a combination emergency access and access to the maintenance yard. 2 . That the building be moved back to 10 ft. from the pro- perty line as originally proposed by the Staff. 3. When resubmitted, that grading section and landscaping plans also be included for that area. Prior to a second of Commissioner Fleshman' s motion, dis- cussion ensued. As a result, Commissioner Fleshman amended his motion to approve this item, subject to the following: 1. That a 5 ft. setback from the end of the eave to pro- perty line be provided. 2 . That a grading section and landscaping plan for the setback area be submitted to the Commission for review. 3. That the service access to Portola Avenue is not ap- proved. The amended motion was seconded by Commissioner Berkey, that this project be approved and therefore, Planning Commission Resolution No. 527 was adopted. Carried. XI . , INFORMATION ITEMS A. Communication from Boyle Engineering Corp. , concerning conservation of groundwater and wastewater .reuse. Suggestion was made that a copy of the Feasibility Report be obtained as soon as it is finished. XII. ORAL COMMUNICATIONS - None. XIII. COMMENTS A. City Staff - None. B. Planning Commissioners - None. MINUTES Page -7- Palm Desert Planning Commission Meeting September 4 , 1979 XIV. ADJOURNMENT Upon motion made, seconded and carried, the meeting was adjourned at 8 : 26 P.M. PAUL A. WILLIAMS, Secretary taw ATTEST: WALTER SNYDER, ha' man /ljm + r low