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HomeMy WebLinkAbout0318 MINUTES PALM OESERT PLANNING COMMISSION MEETING WEDNESDAY - MARCH 18, 1981 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 at 1:00 p.m. by Chairman Miller in the City Hall Council Chambers. II. PLEDGE OF ALLEGIANCE - Commissioner Berkey �"" III. ROLL CALL Members Present: Commissioner 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 IV. APPROVAL OF MINUTES A. Minutes of the meeting of March 3, 1981. Motion was made by Commissioner Kryder, seconded by Commissioner Richards, to approve the Minutes as written. Carried unanimously (5-0). V. WRITTEN COMMUNICATIONS - NONE VI . PUBLIC HEARINGS `"�"' A. Continued Case No. C/Z 01-81 - RANCHO DE LOS COMPADRES, Applicant (Represented 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, maximum 5 d.u./acre) , PR-10 (105 acres) (Planned Residential , maximum 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. Diaz presented this case and stated that it was continued from March 3rd, because the General Plan Update had not been adopted and there was concern expressed over the 25 acre commercial development. He noted that the proposed General Plan Update was continued by City Council on March 12th and that the 25 acre commercial area was consistent with the present General Plan. He reviewed the concerns staff had over this project and gave the various alternatives for Commission action: (1) approve the change of zone subject to adoption of the General Plan Update; (2) recommend approval to the City Counci1 of the change of zone subject to amendment of the General Plan with instruction to staff that there would not be a public hearing before the City Council until the General Plan is adopted; (3) continue until the General Plan is adopted. Commissioner Kryder asked if maybe it would be more appropriate to indicate � that the proposed PR-10 area could be a possible area for the High Density Overlay rather than specifying a specific higher density now. Mr. Diaz stated that would be possible. However, the proposed Genera1 Plan Update indicates this area between 7-18 d.u./acre, which this proposal falls within. Commissioner Kryder also felt that a completed proposed development plan would be premature being that the plan could change between now and the next five years. He stated that this could create a financial hardship on the developer. Mr. Diaz explained that he was concerned with future residential development being integrated if part of the commercial zoning is not needed. He also indicated that because a master grading plan would be necessary, a proposed development plan would also be needed. MINUTES PALM DESERT PLANNING COMMISSION MARCH 18, 1981 Page Two * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) Commissioner Berkey felt that since this area would not be annexed for sometime, it would not be a hardship on anyone to continue this matter. He also felt that the Commission needed some policy direction from the City Council in terms of the General Plan. Commissioner Berkey stated that there was no justification for the PR-10 zone and that the overlay zone might be used instead. He added that in terms of the commercial area, the Commission's original concept was to allow "convenience" shopping. He felt that the Council should take action on the General Plan Update before this is considered. � Commissioner Richards agreed with Commissioner Berkey in regards to the overlay zone and added that he a1so felt this matter was premature and Council direction should be given. He was more concerned about the commercial area than the residential density. Commissioner McLachlan also felt that guidance should come from the City Council ; he stated that �his project would create an island of commercial area in between residential development. Mr. Diaz explained that if the General Plan was adopted prior to this case there should not be a problem on the density. In regards to the 25 acre commercial site, he stated that since the Commission expressed several concerns this matter should be continued for further consideration. Further discussion continued with Commissioner Berkey pointing out that he could not see anyone developing commercial in that area until there was sufficient residential development. Mr. Diaz pointed out that it would be easier to down zone from camriercial to residential in the future. Chairman Miller concurred. Chairman Miller opened the Public Hearing asking the applicant if he wished to make a presentation. � MR. ROBERT MCFARLAND, Ballew-McFarland, concurred with Staff's feelings on the commercial development and stated that they would prepare a master plan for the Commission. He indicated that preliminary studies showed that the western portion of the commercial site could easily be changed to residential if necessary. He explained how the commercial site would be developed and referred to a colored exhibit showing the proposed development, existing development in that area, and surrounding proposed projects. He pointed out that this area Would eventu�lly become urbanized and that the shopping center would serve as a satellite center for the people living there. He indicated that a market study was underway with Bruce Lord as the Marketing Consultant. Chairman Miller asked if a time limit could be imposed. Mr. Diaz replied that the only way to put a time 1imit would be with a development agreement. Mr. Diaz� asked when the preliminary market studies would be don�. Mr. McFarland replied within 30 days. MR. DICK TAYLOR, 707 Frank Sinatra Drive, stated he was one of the principles of the project and their concep� was similar to that of the Hahn Center in Rancho Mirage. He assured the Commission that their interest was to develop this project properly and not resell later in the future. Motion was made by Corr�nissioner Richards, seconded by Commissioner Berkey, to continue this matter to April 15, 1981. Carried unanimously (5-0) . � MINUTES PALM DESERT PLANNING COMMISSION MARCH 18, 1981 Page Three * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * � VI. PUBLIC HEARINGS (cont. ) B. Continued Case No. TT 17103 - BPS DEVELOPMENT AND STAN MORSE, Applicants Request for approval of a Tentative Tract Map for 11 lots to allow 65 condominium units , ?44 hotel units, 110,000 square foot cor�nercial develo"�,Rnt and a 5,000 square foot restaurant on approximately 30 acres within the PR-5 (N) (Planned Residential District, maximum 5 d.u./acre, Natural ;�,,, Factor Overlay); PR-5 (N) , S.P. ;Planned Residential District, maximum 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 Highway 111. Mr. Diaz indicated that the applicant requested a continuance indefinitely. Staff concurred with the continuance and it was noted that this request would be readvertised. Chairman Miller opened the Public Hearing and asked if anyone wished to speak in FAVOR or OPPOSITION to this case. There was none. Motion was made by Commissioner Berkey, seconded by Commissioner Kryder, to continue this case indefinitely. Carried unanimously (5-0) . C. Case No. ZOA 02-81 - CITY OF PALM DESERT, Applicant Request consideration of an amendment to the Palm Desert Zoning Ordinance amending Chapter 25.64, pertaining to Permitted Temporary Uses. Mr. Diaz presented this request stating that the Commission previously �, reviewed this amendment when they set this public hearing date. He reviewed the the revisions and recommended approval . Commissioner Kryder asked Staff what prompted these amendments. Mr. Diaz explained that Staff was in the process of reviewing and proposing revisions to the Zoning Ordinance; this was part of that process. He felt that the proposed amendments would be an improvement. Chairman Mi11er opened the Public Hearing and asked if anyone wished to speak in FAVOR or OPPOSITION to this case. There being none, the Public Hearing was closed. Commissioner Richards felt that three days for a temporary use was not enough time in some cases, and therefore suggested a revision to the Resolution, Exhibit "A" under Section 25.64.040(A) , to read: . . .and such activity may be permitted for up to seven (7) consecutive days at any one time. . . Commissioner McLachlan also felt that "Sporting Events" should be listed under the uses. Mr. Diaz explained that this would not cover sporting events because they do not need approval when its entirely on private property. Motion was made by Commissioner R}chards, seconded by Commissioner McLachlan, to recommend approval to the City Council by adoption of Planning Cor�nission Resolu- tion No. 693, as amended. Carried unanimously (5-0). D. Case No. ZOA 03-81 - CITY QF PALM DESERT, Applicant �..�• Request consideration of an amendment to the Palm Desert Zoning Ordinance establishing Chapter 25.65, "Model Home Marketing Complexes" , regulating model home complexes. Mr. Diaz presented this case stating that the Commission previously reviewed the request. Staff recommended approval . MINUTES PALM DESERT PLANNING COMMISSION MARCH 18, 1981 Page Four * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * VI. PUBLIC HEARINGS (cont. ) Commissioner Berkey felt that this section was not necessary and that it could be covered under the Development Plan application. Mr. Diaz explained that this section would allow a developer to build his Model Home Complex in a residential development without delay. He added that it would simplify the process and gave examples of the difficulties that have previously � occurred. � Commissioner Berkey felt that a condition to the development plan approval , � stating the developer would be allowed to build his Model Home Compex, would cover this matter and this new section would not be necessary. Commissioner Richards agreed. Commissioner Kryder asked Mr. Diaz if it would be possible to cover this under the development plan procedures. Mr. Diaz replied that previously it was covered under the Temporary Use Permit section. After further discussion staff withdrew this request and Commission concurred with staff to review and consider this matter under the development plan procedures. VII. OLD BUSINESS - NONE VIII. NEW BUSINESS - NONE IX. DESIGN REVIEW BOARD ITEMS - NONE X. DISCUSSION ITEMS A. Review of Sign Ordinance. ,,;; Mr. Diaz stated that since Commission instructed staff to review this ,� ordinance, a questionnaire, being sent out by Don McNeilly, Chamber of Commerce, asking merchants for their comments on the present Sign Ordinance and their concerns, would be received within the next month. Commissioner Kryder asked what staff felt were the areas of difficulties. Mr. Diaz replied that some comments have been made that the sign ordinance is too restrictive. Commissioner Kryder felt there were enforcement inequities and over regulation of colors by the Design Review Board. Commissioner Richards ' main concerns were sign visibility and proper identi- fication. . Mr. Diaz explained that the people can appea1 any decisions made by the Design Review Board. Ne also stated that staff had not received any concerns from the corrnnuni ty. After further discussion it was agreed that a joint meeting �dit�i Design Review Board and Planning Commission might be appropriate and a public hearing would be set in the future. � XI. ORAL COMMUNICATIONS - NONE � MINUTES PALM DESERT PLANNING COMMISSION � MARCH 18, 1981 Page Five * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * XII. COMMENTS Mr. Diaz informed Commission that Staff would be doing a future study on the Zoning Ordinance relating to Hotei Densities. Cor�nission concurred. Mr. Diaz reviewed the Las Sombras �arking situation with the Commission stating that staff had investigated the peak hours parking usage and found suffi- cient vacant parking area to warrant the minor expansion of two proposed restaurants with a corresponding reduction in retail floor area. "� Corrrnissioner Kryder informed the Commission and staff about the meeting at the Indian Palms Country Club stating that one of the topics discussed was relative to manufacturing housing. XIII. ADJOURNMENT Motion was made by Commissioner Kryder, seconded by Commissioner Berkey, to adjourn the meeting at 2:47 p.m. � � RA ON A. DIAZ, Secre ry ATTEST: 0 L' CHA LES MI LER, Chairman � /lr �