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HomeMy WebLinkAbout1204 MINUTES PALM DESERT PLANNING COMMISSION TUESDAY - DECEMBER 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 7:10 P.M. by Chairman Snyder in the City Hall Council Chambers. v II . PLEDGE OF ALLEGIANCE - Commissioner Berkey III . ROLL CALL Members Present: Commissioner Berkey Commissioner Kryder Commissioner Miller Chairman Snyder Staff Present: Paul Williams, Director of Environmental Services Stan Sawa, Associate Planner Linda Russell , Secretary IV. APPROVAL OF MINUTES A. Minutes of regular meeting of November 14, 1979 Upon motion made by Commissioner Kryder, seconded by Commissioner Berkey, the minutes of November 14, 1979, were approved as written. Carried unanimously (4-0) . Mr. Williams noted a correction on the minutes of October 30, 1979. On page 8, 4th paragraph, the last sentence should be deleted. V. WRITTEN COMMUNICATIONS - NONE VI . PUBLIC HEARINGS A. Continued Case No. CUP 08-79, PALM DESERT COMMUNITY SERVICES DISTRICT, Applicant Request for approval of a Conditional Use Permit for Public Utility purposes (with related setback and parking variance) to allow continued use of a facility containing an existing maintenance building, water well building, and living quarters (with proposed remodeling) on approximately .22 acres within the R-1, S.P. (Single-family Residential , Scenic Preservation Overlay) zone located at 44-491 Portola Avenue. Mr. Williams presented this case noting a letter was received by the applicant requesting a continuance to the meeting of January 16, 1980. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, case CUP 08-79 was continued to January 16, 1980. Carried unanimously (4-0) . r B. Continued Case No. VAR 07-79, ERNEST W. HAHN, INC. , Applicant Request for approval of a Variance to the Zoning Ordinance to increase the height of parking lot light standards from ten (10) feet to twenty-five (25) feet within the PC-3, S.P. (Planned Commercial , Regional Center, Scenic Preserva- tion Overlay) and PR-6, S.P. rezoned to R-3 (9) , (Multi- family Residential , Max. 1 d.u./9000 sq.ft. ) zones, generally located at the northwest corner of Highway 111 and Monterey Avenue. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -2- VI . PUBLIC HEARINGS (continued) Mr. Williams presented this case stating that because of expected technical information not received as yet, he would suggest a continuance to the meeting of December 19, 1979. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, case VAR 07-79 was continued to December 19, 1979. Carried unanimously (4-0). C. Case No. PM 15723, ERNEST W. HAHN, INC. Applicant (Represented by: Southwest Engineering) . Request for approval of a Parcel Map to divide two existing parcels into four parcels on approximately 100 acres, within the PC (3) , S.P. (Regional Planned Commercial , Scenic Preservation Overlay) , R-3 (9) (Multi-family Resi- dential , Max. 1 d.u./9000 sq.ft. ) and PR-6, S.P. (Planned Residential , Max. 6 d.u./ac. , Scenic Preservation Overlay) zones, generally located between Monterey Avenue and the Palm Valley Stormwater Channel , north of Highway 111. Mr. Williams presented this case defining each of the proposed parcels and future developments and suggested that the fire station site be established at 150' x 250' in size. The applicant did not make a presentation but Mr. Bill Lyle of Hahn Co. , was available to answer any questions from the Commission. Chairman Snyder opened the Public Hearing asking if anyone present wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. • Upon motion made by Commissioner Kryder, seconded by Commissioner Miller, case PM 15723 was approved by adoption of Planning Commission Resolution No. 552, amended to include the suggested fire station site size as recommended. Carried unanimously (4-0) . D. Case Nos. CUP 09-79 and 126 C, SOUTHERN CALIFORNIA EDISON CO. , Applicant. Request for approval of a Conditionl Use Permit and Design Review case to allow the construction and operation of an expanded electrical distribution substation in conjuntion with existing substation facilities on approx- imately .86 acres within the P (Public/Institutional District) zone, located 250 feet south of Highway 111 and 120 feet east of Shadow Hills Road. Mr. Williams presented this case indicating that this request was to provide for the growing needs of this area. He also stated that the proposed expansion would include installation of a Temporary Transformer. Mr. Williams pointed out that because of the location of the substation, lands- caping would also be added. The Design Review Board recommended approval with a few requested changes in landscaping material and a requirement to see the drainage and grading plans before installation. Commissioner Berkey asked Mr. Williams what kind of requirements there were in terms of maintenance of the landscaping. Mr. Williams stated that the landscaping maintenance was now done by a contracting service. Commissioner Berkey suggested that it may be stipulated in the Special Conditions. It was discussed and agreed to add Special Condition No. 4, to read: "The proposed landscaping shall be installed and well maintained in perpetuity. " MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -3- VI . PUBLIC HEARINGS (Continued) Chairman Snyder asked if the applicant cared to make a presentation. KERMIT MARTIN, Area Manager for So. Calif. Edison, 74-000 Highway 111, added that an additional improvement would be that the service line to the station would be placed underground. He stated that the conditions were agreeable. `.. Chairman Snyder asked Mr. Martin if he was sub-contracting the landscaping maintenance. Mr. Martin replied that they were. Commissioner Miller asked if the residents on the west side would be bothered by the noise. Mr. Martin introduced Mr. Spix, who did the noise study. JOHN SPIX, Engineer, Whittier, Ca. , gave a lengthy explanation on the noise levels. He further stated that the station would have two transformers and would not increase the noise. Chairman Snyder asked Mr. Spix if the company would ever consider sound proofing the station as the need continues to grow. Mr. Spix replied that the need had not come up at this point. Commissioner Berkey indicated that a Special Condition could be added in regards to the noise level . Mr. Spix assured him that it would not increase. Mr. Williams pointed out that their report indicated a one decibel increase at night would occur. Commissioner Kryder stated that he did not feel it was necessary• to add a Special Condition regarding the noise level if it was stated that it would not change. `.. Commissioner Miller asked Mr. Spix if he was aware of how much the noise bothered the Silver Spur Ranch residents. Mr. Spix stated some people are sensitive to the sound and assured him it would not be any greater than it is presently-at the location under consideration. Mr. Martin also stated that if there was a problem the company would resolve it. Chairman Snyder concluded the discussion by stating that it was the Commission's responsibility to make sure no problems would exist. He felt sure that if there was a problem the utility company would take care of it. He then opened the Public Hearing asking if anyone present wished to speak in FAVOR or OPPOSITION to the case. There being none, the Public Hearing was closed. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, case nos. CUP 09-79 and 126 C was approved by adoption of Planning Commission Resolution No. 553, with amendment and subject to conditions. Carried unanimously (4-0) . Mr. Williams at this time got an assurance from the Commission that the wording of Special Condition No. 4 was acceptable. E. Case No. TT 15630, DUAINE K. BRICKER, Applicant. fr.. Request for approval of a 17 lot Tentative Tract Map for condo- minium purposes to allow 16 dwelling units and one common lot on approximately 1.3 acres within the R-3 (Multi-family Residential District) zone, located between Shadow Hills Road and Deep Canyon Road. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -4- VI. PUBLIC HEARINGS (continued) Mr. Williams presented this case describing the location of the project and pointing out that the tentative map conforms with the plot plan which was approved previously by the Planning Commission, with :some changes that were required by the Conditional Use Permit approval . He then reviewed the suggested conditions and recommended approval . Chairman Snyder asked if the applicant cared to make a presentation. DUAINE BRICKER, Applicant, P.O. Box 817, Redondo Beach, was present and available for any questions. Chairman Snyder opened the Public Hearing asking if anyone present wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. Upon motion made by Commissioner Miller, seconded by Commissioner Kryder, Case No. TT 15630 was approved by adoption of Planning Commission Resolution No. 554, subject to conditions. Carried unanimously (4-0) . F. Case Nos. TT 15734 and TT 15735, SHADOW MOUNTAIN RESORT AND RACQUET CLUB, Applicant Request for approval of two Tentative Tract Maps which would provide for the conversion of two existing multi-family residential buildings to cooperative ownership, within the PR-7 (Planned Residential , Max. 7 d.u./ac. ) zone located with- in the Shadow Mountain Resort and Racquet Club development east of San Luis Rey Avenue, and south of Shadow Lake Drive. Mr. Williams presented this case noting that under recent State Legislation, Stock Cooperatives must be reviewed by the City as a Tentative Map. He reviewed the parking analysis which showed a difficiency of 33 covered spaces to be covered, but that the required number of spaces were being provided. He expressed a concern for the parking and amenities, which are not located within the subdivision boundaries, but are provided by means of access and easements. He then reviewed the special conditions and recommended approval to the City Council . Commissioner Kryder asked if the parking spaces would be used for other uses. Mr. Williams stated that it was suggested to the applicant that it be verified and met in accordance with the ordinance. It is also specified in Special Condition No. 1. Chairman Snyder asked if the applicant cared to make a presentation. TED LENNON, 73-745 Shadow Lake Drive, explained what a cooperative was and stated that he had converted others before and had proved to be successful . He believed it was not necessary to provide covered parking spaces and explained what extensive work would be involved to provide this. He asked the Commission' s thoughts in this matter. Chairman Snyder expressed a concern for the required parking spaces ' and asked Mr. Lennon if there was adequate spaces for the units. Mr. Lennon explained and assured him there would be more than adequate parking. Commissioner Berkey asked Mr. Williams if they were to delete the condition requiring covered spaces what else could be done? Mr. Williams stated that if they were determined to be apartments they would be required to approve a variance. Commissioner Berkey was concerned with the new state law requirement in relation to the covered spaces. Chairman Snyder suggested to leave Special Condition No. 1 in and have a continuance on this matter. Mr. Lennon asked if the improvement could be bonded to a later time. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -5- Chairman Snyder stated that the solution would be to create a condition to provide for the required covered spaces with a bond specifying that it would be done within a one year period, but if at the end of the one year period it was determined that the covered spaces were not necessary they would not require it. Mr. Williams then added to Special Condition No. 1: "The applicant may bond for the installation of the additional covered parking within one year of the recordation of the Final Map. " `w Chairman Snyder open the Public Hearing asking if anyone wished to speak if FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. Upon motion made by Commissioner Berkey, seconded by Commissioner Kryder, Case Nos. TT 15734 and TT 15735 were approved by adoption of Planning Commission Resolution Nos. 555 and 556, as amended. Carried unani- mously (4-0) . G. Case Nos. DP 14-79 and 189 MF, KENT LAND CO. , Applicant Request for approval of a Planned Residential Development and Preliminary Design Review case to allow construction of 134 condominium units on approximately 29.7 gross acres within the PR-5 (Planned Residential District, Max. 5 d.u./ac. ) zone, located at the northwest corner of Portola Avenue and Hovley Lane. Mr. Williams presented this case with a review of the proposed accesses. He added that there was some question as to the setbacks between the buildingsthat had to be resolved.The Design Review Board recommended approval with Special Condition requirements. He then reviewed the conditions and recommended approval with the suggested revisions. Commissioner Berkey asked Mr. Williams what the required distance was between the structures. Mr. Williams stated that the ordinance suggests it be 20' but the Commission had reduced it to 15 ft. in similar uses as was being requested. Commissioner Berkey asked if the grading on Hovley Lane would be leveled? Mr. Williams stated the engineer was present to answer any questions relative to the grading and drainage. Chairman Snyder asked if the applicant cared to make a presentation. JOHN ABEL, Representative, 18902 Bardeen Way, Irvine, introduced Mr. Fitch, the engineer. BILL FITCH, Engineer, Wallach & Associates, stated that Hovely Lane would be rebuilt and explained in detail how this would be done. , Chairman Snyder asked Mr. Fitch if they were considering proper drainage in that area. Mr. Fitch replied that being the first project in that area they were aware of the drainage problem. They do have a proper drainage system and felt it would benefit other future projects. Commissioner Miller asked where would the water drain to on the west side. Mr. Fitch explained specifically stating it would go two ways, �.. west and then east. Mr. Williams noted the drainage for the north sphere area would be discussed at the next study session meeting. Chairman Snyder opened the Public Hearing asking if anyone present wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -6- Upon motion made by Commissioner Miller, seconded by Commissioner Berkey, Case Nos. DP 14-79 and 189 MF were approved by adoption of Planning Commission Resolution No. 557, subject to conditions. Carried unanimously (4-0) . THERE WAS A 10 MINUTE BREAK -- THE MEETING RECONVENED AT 8:55 P.M. H. Case Nos. C/Z 09-79 and DP 15-79 (Upon Annexation) , MAYER GROUP, INC. , Applicant. Request for approval of a Change of Zone from R-1, 12,000 (River- side County Zone) to PR-7 (U.A. ) (Planned Residential District, Max. 7 d.u./ac. ) (Upon Annexation) or other zone as deemed appro- priate, and approval of a Planned Residential Development to allow construction of 264 condominium units and nine acre public park on 39.1 gross acres, located at the northeast corner of Country Club Drive and Monterey Drive. Mr. Williams presented this case with a short review of the staff report. He used the map illustrations to point out the design and features which included a public park, bicycle/pedestrian system, pool areas, and a variety of sizes of units. The Design Review Board had made suggestions to the design of the park. He also pointed out that the density was high but the project was a unigue one. The County of Riverside submitted a concern and also felt the density was too great. Mr. Williams added that the County thought the density should be restricted to 4.5 dwelling units per acre. Another issue was the park development, it was suggested the park be improved. He concluded stating that this project was unique and recommended approval . Commissioner Berkey was very concerned on the density matter. He stated that he needed very strong justification to approve this. Mr. Williams explained that he felt they had provided an amenity for the area, the design was unique, and also felt it was compatible to the areas surrounded. Commissioner Berkey stated that if this were for rental housing he would be favorable for it but for condominiums he was not. Commissioner Miller pointed out that the project was not within the five mile limit for the fire department. Mr. Williams pointed out the fire station was programed for two years on a site to the east. Chairman Snyder asked if the applicant cared to make a presentation. STEVE FLESHMAN, 74-075 El Paseo, stated he was aware of that they were not within the five mile limit but pointed out that the situation would change in the future when the new Fire Station is constructed. He added that this parcel would be the only one that is not a Mobile Home Park in the area. He further stated that the City needed the park site. He concluded that these units would be at an affordable price and introduced Mr. Ballew. JOHN BALLEW, Ballew-McFarland, added to Mr. Fleshman's comments stating that the developer agreed to dedicate the entire parcel but did not know the cost. He agreed with the conditions but wanted Condition No. 2 to be clarified to indicate specific responsibility of the applicant regarding the park. Commissioner Kryder commented on how well the project was designed and did not agree the area needed to be upgraded. Chairman Snyder opened the Public Hearing asking if anyone wished to speak in FAVOR or OPPOSITION to this case. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 4, 1979 Page -7- MIKE MOLLER, Representative of Mayer Group, 8284 Florence Ave, Downey, gave different reasons as to why he thought the project was sensible. MIKE BUCCINO, Landscape Architect, 278 C North Palm Canyon, gave his views on the zoning, objecting to the high density. He pointed out that there were too many condominiums for this kind of project. He also felt that the first city park should be located in the center of the City. it EDWARD KAPLAN, Realtor, 247 E. Taquitz, stated he was an owner of 33 acres on Vista Dunes. He was very much in favor of the project because he felt the park would be a plus to the families in the area. JULES RGSEN, 190 E. 72nd Street, New York City, opposed the project stating there were too many condominiums in this community. He added that the park would attract too many people and would be taking away the family look in that area. Chairman Snyder closed the Public Hearing. He then asked if the applicant cared to add any comments. Mr. Fleshman added that the intent was to try something with a different spacing that would be appealing. He stated that that was why everything looked the same. He felt the park would not be detrimental and explained why. Commissioner Kryder made a motion to approve this case by adopting Resolution No. 558. The motion was dropped due to lack of a second. After further discussion on the density it was suggested to continue this case for more data. Mr. Ballew agreed on the continuance. Chairman Snyder opened the Public Hearing and asked for a motion. r.. Commissioner Kryder made a motion to continue, it was seconded by Commissioner Berkey, Case Nos. C/Z 09-79 and DP 15-79 were continued to December 19, 1979. Carried unanimously (4-0) . VII . OLD BUSINESS - NONE VIII . NEW BUSINESS Date for first meeting in January, 1980. Mr. Williams suggested to move the meeting of January 1, 1980, to January 3, 1980. The motion was made and carried unanimously (4-0) . IX. DESIGN REVIEW BOARD ITEMS - NONE X. ORAL COMMUNICATIONS - NONE XI. COMMENTS Chairman Snyder suggested that they have a study session for more detailed information on the case of C/Z 09-79 and DP 15-79. Mr. Williams agreed to have a study session on December 19, 1979, at 11:30 A.M. `.. XII . ADJOURNMENT The meeting was motion to adjourn by Commissioner Miller, seconded by Commissioner Kryder, at 10:35 P.M. PAUL A. WILLIAMS, Secretary ATTEST: 01 wzt4l�k`i� WALTER SNYDER, Chai an /lr