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HomeMy WebLinkAbout0303 MINU7ES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - MARCH 3, 1981 7:00 P.M. - CITY NALL COUNCIL CHAMBERS * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER The regularly scheduled meeting o� vhe Palm Desert Planning Commission was called to order at 7:02 p.m, by Chairman Miller in the City Nall Council Chambers. II. PLEDGE OF ALLEGIANCE - Commissioner Berkey � III. ROLL CALL Members Present: Cor�nissioner Berkey Commissioner Kryder Commissioner McLachlan Commissioner Richards Chairman Miller Staff Present: Ramon Diaz, Director of Environmental Services Stan Sawa, Principal Planner Linda Russell , Planning Secretary Others Present: Barry McClellan, Director of Public Works Eric Vogt, Fire Marshal IV. APPROVAL OF MINUTES A. Minutes of the meetings of February 3, and February 18, 1981. Motion was made by Commissioner Berkey, seconded by Commissioner Kryder, to approve the Minutes of February 3, and February 18, 1981, as submitted. Carried unanimously (5-0) . � V. WRITTEN COMMUNICATIONS - NONE VI. PUBLIC HEARINGS A. Continued Case No. DP 09-79 (Amended) and 188 MF - PACIFIC COAST EUILDERS and WAGNER-STANFORD CONSULTANTS, Applicants Request for a one year time extension of an approved Development P1an to allow construction of 1083 condominium units and a golf course on 404 acres within the PR-3, S.P. (Planned Residential , maximum density 3 d.u.Jacre, Scenic Preservation Overlay) zone, located at the northeast corner of Cook Street and Country Club Drive. Mr. Sawa presented this case stating that it was originally approved in 1979 and the property was annexed in 1980. He stated that the applicant's reason for delay was financing. He noted that the original conditions were still valid and —� recommended approval . Chairman Miller opened the Public Hearing and asked if the applicant wished to make a presentation. MR. ED YEAGER, 74-075 E1 Paseo, stated he would answer any questions the Commission might have and requested approval . �,,,, Chairman Miller asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. MR. PROVENCIA, Rancho Mirage, stated he owns property next to the proposed project and felt that the project would be proper for that area. He asked for approval . MR. BOB BRIGGS, 1631 E. 18th Street, Santa Ana, (PACIFIC COAST BUILDERS) , explained the delay and stated they would be starting on the project soon. Chairman Miller closed the Public Hearing. MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Two * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) Motion was made by Commissioner Kryder, seconded by Commissioner Berkey, to approve this case by adoption of Planning Commission Resolution No. 685, subject to the previous conditions of approval . Carried unanimously (5-0) . B. Continued Case No. TT 13881 - DAME CONSTRUCTION C0. an� WEBB ENGINEERING, INC. , Applicants Request for approval of a Tentative Subdivision Map (Phases III � and IV of an expired Tentative Tract Map) to allow 294 dwelling units on approximately 111 acres within the PR-5 (Planned Residential , max. 5 d.u./acre) zone, located on the west side of Portola Avenue and north of the Whitewater Storm Channel . Mr. Sawa presented this case stating that there were 28 units less than the original approval , but the layout was essentially the same. He pointed out the location and reviewed staff's justifications. Staff recommended approval . Commissioner Kryder asked if the developer had been cooperative in terms of building according to City's development standards. Mr. Sawa replied that they had. Chairman Miller opened the Public Hearing asking if the applicant wished to make a presentation. MR. JACK SAUNDERS, Webb Engineering, indicated he concurred with the conditions of approval . Chairman Miller asked if there was anyone present who wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. Motion was made by Commissioner Richards, seconded by Commissioner McLachlan, to recommend approval to the City Council by adoption of Planning Commission Reso- � lution No. 686, subject to conditions. Carried unanimously (5-0). C. Case No. C/Z 01-81 - RANCHO DE LOS COMPADRES, Applicant (Rep. by Ballew-McFarland) Request for approval of a Change of Zone from R-1 12,000 (Riverside County) to PR-5 (120 acres) (Planned Residential District, max. 5 d.u./acre); PR-10 (105 acres) (Planned Residential , max. 10 d.u./acre); and, PC (2) (25 acres) (Planned Commercial ) upon annexation, located between Country Club Drive and Frank Sinatra Drive (extended) and west of Cook Street. Mr. Sawa presented this case stating that the proposed zone change would be subject to annexation. He noted �hat the proposed zone change is in compliance with the proposed Genera1 Plan Update. He then reviewed what might be developed in the area which included: neighborhood center, multifamily apartments and single family residences. He briefly pointed out the location and recommended approval . Mr. Sawa added that the General Plan Update would be reviewed by City Council on March 12th. Commissioner Berkey asked why the size of the neighborhood center was so large. Mr. Diaz explained that the developer felt the 25 acres was necessary to build a commercial center envisioned by them. He felt that staff could require that they include, in the DP, portions of the PC (2) zone to assure continuity & compatibi�y. Commissioner Richards expressed his concern for that size of a commercial center in that area. Mr. Diaz noted that some of the presently zoned commercial land in that area would be reduced. Chairman Miller opened the Public Hearing asking if the applicant wished to make a presentation. MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Three * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) MR. BOB MCFARLAND, Ballew-McFarland, stated that they felt this commercially zoned land will soon be in the middle of an urban area and that the commercial center would serve more than just the ir�nediate area. He stated that they also felt a corranunity shopping center would benefit t"e entire area. Commissioner Richards asked Mr. Mc;=arland to describe what a cor�nunity type center was as opposed to a regional center. Mr. McFarland explained that it would include 2 to 3 large stores (e.g. supermar'r.et, drug store and small shops). � Commissioner Berkey asked Mr. McFarland how he felt if they continued this until the General Plan Update was adopted. Mr. McFarland replied that they concur with the condition in the Resolution stating that this change of zone would be subject to adoption of the General Plan Update. There was discussion regarding whether or not it should be continued until the General Plan Update is adopted. Commissioner Kryder felt that since it was stipulated in the Resolution it was not necessary to continue. Mr. Diaz felt that if Commission had concern about taking action on this prior to the General Plan Update adoption, this should be continued. He also added that it would give staff time to study the concerns expressed regarding the 25 acre development. After further discussion among Commission, Staff and the applicant, concerns were addressed regarding the size, location, proposed densities and type of develop- ment. Suggestion was made that staff and applicant should further study this. MR. DICK TAYLOR, stated he and Mr. Marzicola were the majority interest holders on this zone change. He stated that they were currently developing a shopping center at the corner of Highway 111 and Washington (12.5 acres) . He added that they� had an interest in putting a K-MART in that area but could not because they did not have enough acreage. He felt that there was a great need for a large commercial � center such as K-MART or Zody's. He described the difference between a neighborhood center, community center and regional center. He requested approval . MR. GEORGE MARZICOLA, 73-743 Highway 111, brief1y described the surrounding development in that area. He stated that the property owners have formed an asso- ciation called the "North Palm Desert Improvement Association" (owners of 3,000 acres) . He described their future plans in the area of Cook Street, from 44th Avenue to Interstate 10. He strongly recommended approval . Chairman Miller noted that a letter from the Fire Marshal was submitted expressing concern for fire protection in that area. Mr. McFarland indicated that they had originally included a fire station site in the PC (2) zone and stated that they would include it if Commission felt it was necessary. He added that he felt one large, high quality commercial center would be more desirable than scattered centers throughout the area. Mr. Diaz reviewed the concerns including: (1) Drawing area; (2) Potential build-out period; (3) why 25 acres; (4) Development Plan for entire site. Commission instructed staff to address those concerns at the next meeting. Motion was made by Commission Richards, seconded by Commissioner Kryder, to continue this case to March 18, 1981. Carried unanimously (5-0). �,., D. Case No. TT 17103 - BPS QEVELOPMENT and STAN MORSE, Applicants Request for approval of a Tentative Tract Map for 11 lots to allow 65 condominium units, 144 hotel units, 110,000 square foot commercial development and a 5,000 square foot restaurant on approximately 30 acres within the PR-5 (N) (Planned Residential District, max. 5 d.u./acre, Natural Factor Overlay) PR-5 (N), S.P. (Planned Residential District max. 5 d.u./acre, Natural Factor and Scenic Preservation Overlay) , PC-4 (N), S.P. (Resort Commercial , Natural Factor and Scenic Preservation Overlays) located at the northeast corner of Deep Canyon Road and Hwy 111. MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Four * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) Mr. Diaz explained that the app1icant requested a two week continuance to further examine the conditions and for an opportunity to resubmit a revised Development Plan and Tentative Tract Map. Staff concurred with the continuance. Commissioner Richards asked for a clarification on why this case needed a continuance. Mr. Diaz explained that since the Development Plan relating to this Tentative Tract Map was not approved, possible revisions have to be made. Chairman miller opened the Public Hearing and asked if anyone present wished � to speak in FAVOR or OPPOSITION to this case. There was none. Motion was made by Corrnnissioner Richards, seconded by Commissioner McLachlan, to continue this case to March 18, 1981. Carried unanimously (5-0). E. Case Nos. CUP 01-81 and TT 17487 - DON TRIVETT AND WAGNER-STANFORD CONSULTANTS, Applicant Request for approval of a Conditional Use Permit and Tentative Tract Map to allow the creation of a stock cooperative for six existing apartment units within the R-3 13,000 (3) (Multifamily Residential , 13,000 sq.ft. minimum lot size, one unit per 3,000 sq.ft. of lot area) zone, located on the south side of Shadow Mountain Drive 50 feet west of Lupine Lane. Mr. Sawa presented this case explaining that the applicant wished to convert two existing three unit apartment complexes to a six unit stock cooperative project. He stated that the project would comp1y with zoning requirements but additional parking spaces would be needed. He referred to the map for the location. Staff recommended approval . Commissioner McLachlan asked for a definition of stock cooperative. Mr. Sawa explained that the project would be owned by individual stock holders, each � assigned to one unit, and would share the area in common. Commissioner Richards asked what the reason was for this type of conversion. Mr. Diaz explained that originally the applicant felt they would not be able to provide the parking required for a condominium; after further discussion with staff it was determined that the additional parking would be needed anyway. Commissioner Richards asked if this project could qualify as a condominium as it is now. Mr. Diaz stated that it could with the additional parking. Commissioner McLachlan asked who regulated stock cooperative projects. Mr. Diaz replied it was the Department of Real Estate. There was discussion regarding whether or not this project could be converted to air space condominiums rather than stock cooperative. Mr. Diaz stated that staff could amend the resolution as needed for this purpose. Chairman Miller opened the Public Hearing and asked if the applicant wished to make a presentation. MR. DON TRIVETT, 73-331 Shadow Mountain, stated he purchased lots 5 and 6 and would prefer to convert to air space condominiums. He stated that they are prepared to meet any parking requirements for condominiums. Commissioner Richards asked Mr. Trivett how large the units were and what � the current monthly rent was. Mr. Trivett replied that the units were 1400 sq.ft. and 1026 s�.ft. and they rent for $295 and $350. Chairman Miller asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Five * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) MR. CHRISTOPHER BLAISDELL, 70-560 �;amillia Ct. , Rancho Mirage, Attorney, stated that Mr. Trivett had good intenti�:.r; and felt that this project would make an excellent conversion. He explained tiy��t stock cooperative was but added that air space condominiums would be more favo�able. Chairman Miller closed the Public �a�aring. Commissioner Richards stated he prererred to amend this case to be converted to air space condominiums. Cor�nission agreed. � Motion was made by Corr�nissioner Kryder, seconded by Commissioner Richards, to approve CUP 01-81, and recorranended approval of TT 17487, by adoption of Planning Commission Resolution Nos. 687 and 688, to be amended to read as air space condominium conversion, subject to conditions. Carried unanimously (5-0). F. Case No. DP 01-81 - T & D INVESTMENTS/PRO-CON DEVELOPMENT and WAGNER-STANFORD, Applicants Request for approval of a Planned Residential Development to provide 20 single family attached units, recreational amenities and common open space on approximately 4.5 gross acres within the PR-5 zone. Mr. Sawa presented this case briefly reviewing the background and describing the project. He pointed out that an emergency access was required but further study would be needed as to where it would be located. Staff recorr�nended approval . Commissioner Kryder asked if the road leading to the water district facilities would be shared with the adjacent property. Mr. Sawa stated it would not since it is mainly used for the trucks from the water district. Commissioner Richards asked if the emergency access could be moved further �+ south. Mr. Vogt, Fire Marshal , stated he felt the location of the emergency access, as shown, was not adequate. He pointed out possible locations and felt that it should be further south. He explained why he needed a 40 ft. turning radius. Further discussion continued in regards to possible locations for the access and width of the turning radius. Chairman Miller opened the Public Hearing and asked if the applicant wished to make a presentation. MR. ED YEAGER, Wagner-Stanford Consultants, stated that there were other possibilities for the location of the emergency access but needed to study this further. He accepted the conditions of approval . Commissioner Berkey noted that Standard Condition No. 3 did not apply to this project, therefore, recommended deletion. Chairman Miller closed the Public Hearing. Commissioner Kryder made a comment that the projects being developed in that area should blend �ogether. Motion was made by Corranissioner Berkey, seconded by Commissioner Kryder, to "`" approve this case by adoption of Planning Commission Resolution No. 689, as amended, subject to conditions. Carried unanimously (5-0). MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Six * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) G. Case No. DP 06-80 (Amendment) - GERALD J. CHAZAN and ROBERT RICCIARDI, AIA, Applicant Request for approval of an Amendment to an approved Development Plan to allow two (2) restaurants (total floor area 16,380 sq.ft. ) in a 71,200 sq.ft. commercial center within the PC (3) , S.P. (Planned Regional Commer- cial , Scenic Preservation Overlay) zone, generally located at the southeast corner of the intersection of � E1 Paseo and Highway 111. Mr. Diaz presented this case explaining that one of the main concerns was adequate parking. He explained the 5.5 per 1000 sq.ft. parking requirement assumes a mix of uses. He added that the necessary rear service yard for the proposed restaurant, created a seven parking space loss. He also noted a concern for the proposed driveway, south of Hwy 111 and El Paseo (across Painter's Path). He felt that the driveway should be deleted because of possible traffic conflicts. He stated that staff felt that this request would be a favorable mix for the center and pointed out that the peak hours would vary between the banks and restaurants. Therefore, there would not be a problem with the parking deficit. Commissioner Richards expressed his views concerning the deletion of the driveway and felt it might be an improvement. Commissioner Berkey asked where the seven spaces were lost. Mr. Sawa explained where the service yard was located, which created the seven space loss. Mr. Diaz also explained how they could provide additional spaces. Chairman Miller opened the Public Hearing and asked if the applicant wished to make a presentation. MR. ALFRED COOK, Archuleta-Ricciardi Associates, explained how they have adde additional parking spaces to th�ir plans. He felt the property owner wou7d not agre� ,� to the driveway deletion. , : Chairman Miller asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. MR. BOB YANKS, 1107 Sandpiper, asked what type of restaurants would be located there. Mr. Cook replied that there would be an E1 Torito and a restaurant similar to Coco's. Mr. Vogt, Fire Marshal , expressed a concern that a fire lane be provided in front of the restaurants. Chairman Miller closed the Public Hearing. There was discussion concerning the driveway and Con�nission felt there would not be a traffic problem if the islands, as discussed before, were to be provided. Mr. Clellan, Director of Public Works, stated that after review of the project he felt that the driveway was undesirable because of possible traffic conflicts. He also noted that planting in parkway higher that 3 feet should not be permitted near tF driveway. Commission agreed this could be taken into consideration at the Design Review process. � Motion was made by Commissioner Berkey, seconded by Commissioner Kryder, to approve this case by adoption of Planning Commission Resolution No. 690, subject to ' conditions. Carried unanimously (5-0). MINUTES PALM DESERT PLANNING COMMiSSION MARCH 3, 1981 Page Seven * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VII. OLD BUSINESS - NONE VIII. NEW BUSINESS A. Code Amendment Regarding Tras� cnclosure requirements. Mr. Sawa stated that the applicant had requested th�s amen�ment as an alternative to a block enclosure. He poir�+ed out that the Redevelopment Agency has used this alternative in the new Plaza but has not been in use long enough to know if it would be an improvement. He informed Commission that if they should agree, the "`�" Municipal Code would have to be amended. Staff recommended instruction to set a Public Hearing. The Commission felt that the alternative might be an improvement but would like to see it work first. Therefore, minute motion was made by Commissioner Richards, seconded by Co►�nissioner McLachlan, to instruct staff to further study and set a Public Hearing. Carried unanimously (5-0) . B. Approved Uses in the PC (3) Zone. Mr. Diaz informed Commission that Mr. Claude Withers had requested to open an automotive diagnostic center in the Palms to Pines Safeway. Mr. Diaz explained that previously the Commission felt auto services were acceptable in the PC (3) zone with a Conditional Use Permit. He stated that staff felt it would be acceptable with a Development Plan approval and recommended specialty auto uses be allowed in the PC (3) zone. Commissioner Berkey noted that it should be acceptable with a Conditional Use Permit rather than a Development Plan approval . Therefore, the Resolution was amended, paragraph No. 2, to read: . . .permitted by Conditional Use Permit in the Planned Corranercial Regional District; reaffirming the Planning Commission interpretation of January 1976. MR. CLAUDE WITHERS, 49-305 Hwy 74, stated there was a great need for an � automotive diagnostic center. He indicated he had plans �� redesign the interior of the building but would like this matter clarified first. Motion was made by Cor�nissioner Richards, seconded by Commissiner McLachlan to approve specialty auto uses in the PC (3) zone, by adoption of Planning Commission Resolution No. 691, as amended. Carried unanimously (5-0) . IX. DESIGN REVIEW BOARD ITEMS Preliminary plan approval by the Design Review Board at their meeting of February 24, 1981, requiring Planning Commission confirmation. Case No. 221 MF - CHACAHUALA LTD. - Mr. Sawa reviewed this project and stated that Design eview oard approved this with several revisions. He reviewed those revisions and recommended approval . Motion was made by Commissioner Berkey, seconded by Commissioner Richards, to apprve this action of the Board by adoption of P1anning Commission Resolution No. 692. Carried unanimously (5-0). X. DISCUSSION ITEMS � . Study of Uses in Las Sombras Village. This item was reviewed and discussed during study session. XI. ORAL COMMUNICATIONS - NONE MINUTES PALM DESERT PLANNING COMMISSION MARCH 3, 1981 Page Eight * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * XII. COMMENTS Mr. Diaz noted clarification and revisions to the new General Plan and asked if the Planning Commission concurred with these changes. The Planning Commission concurred with the modifications. Commissioner Kryder commented on Seibu Apartment's nonconforming sign. Commissioner Richards asked for an update on the dip at Portola. Mr. McClella7 stated that Coachella Valley Water District and Vintage Club have been contacted in an effort to get started on the road repair. �" XIII. ADJOURNMENT Motion was made by Cor�nissioner Kryder, seconded by Commissioner Richards, to adjourn the meeting at 9:45 P.M. Carried unanimously (5-0) . N A. DIAZ, Secret y ATTEST: r �, G/ � CHARL S MI ER, Chairman /lr ..r� ' �