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HomeMy WebLinkAbout0405 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - APRIL 5, 1983 7:00 P.M. - CITY HALL COUNCIL CHAMBERS � � * � � � � � � � � � * � � � � � * � * � � � � � � � * � � � � A STUDY SESSION WAS HELD IN THE CITY MANAGER'S OFFICE PRIOR TO THE MEETING AT 5:30 P.M. I. CALL TO ORDER Chairman Wood called the meeting to order at 7:00 p.m. ��.. II. PLEDGE OF ALLEGIANCE - Commissioner Richards III. ROLL CALL Members Present: Commissioner Crites Commissioner Kryder Commissioner Richards Chairman Wood Excused Absent: Commissioner powns Staff Present: Ramon Diaz Stan Sawa Phil Drell Phil Joy Linda Russell Barry McClellan Eric Vogt IV. APPROVAL OF MINUTES: March 15, 1983 Moved by Commissioner Richards, seconded by Commissioner Kryder, to approve � the minutes as submitted; carried unanimously 4-0. V. SUMMARY OF COUNCIL ACTION - NONE VI. CONSENT CALENDAR All matters listed on the consent calendar are considered to be routine and will be enacted by one roll call vote. There will be no separate discussion of these items unless members of the planning commission or audience request specific items be removed from the consent calendar for separate discussion and action. A. Case No. CUP 18-80, RICHARD MILLER and ES'fATE OF DAVID WEISZ, Applicants Approval of a one year time extension for a conditional use permit to allow an 874 unit mobile home subdivision located at the northeast corner of Portola Avenue (extended) and Frank Sinatra Drive (extended). Rec: Approve as presented. Moved by Commissioner Kryder, seconded by Commissioner Crites, to approve the consent calendar item CUP 18-80, one year time extension; carried unanimously 4- 0. �.�.. VII. PUBLIC HEARINGS A. Case No. C/Z 01-83, PP 01-83 and TT 19074 - SAN PABLO PROPERTIES, LTD., Applicant Request for approval of a change of zone from PR-4, S.P. to PR-7, S.P., a Negative Declaration of Environmental Impact, a precise plan of design and tentative tract map to -1- MINUTES PALM DESERT PLANNING COMMISSION APRIL 5, 1983 allow 450 residential units on 70.28 gross acres at the northwest corner of San Pasqual Avenue and Fred Waring Dr. Mr. Sawa reviewed the staff report and stated that the gross acreage for density purposes included the future park and YMCA sites. He described the residential project and indicated there would be guard gates at the access points on San Pablo and Fred Waring Drive. He pointed out staff's major concerns were lighting of the tennis courts, the AO-1 flood zone designation, adequate emergency access and adequate parking spaces and unit sizes; these concerns have been adequately resolved. Staff recommended approval. '` � Commissioner Kryder stated that he understood the single family attached units require two parking spaces in addition to the driveway apron; he asked staff to clarify the parking requirements for the units. Mr. Sawa explained the proposed project would require a 2-car garage, and yz space guest parking on the driveway or street for each unit. Commissioner Kryder asked if the locations of the stalls for the condominiums were appropriate. Mr. Sawa replied that he believed they were within a reasonable distance from the units. Chairman Wood asked if the YMCf� had accepted the offer of land. Mr. Diaz replied that they have and the city also has agreed to accept the land for the public park site. Chairman Wood asked for the height of the block wall along the north and south property lines. Mr. Sawa replied 6 ft. Chairman Wood o ened the public hearing and asked if the applicant wished to make a presentation. MR. GER BRUTAN, 6833 Indian Avenue, Riverside, consulting engineer, complimented staff on the report and stated he would answer any questions or concerns the commission might have. He noted that the project is for a standard single family attached units and they would be of good quality. """�` Commissioner Kryder asked if there would be a median divider on San Pablo. Mr. Diaz stated that the plans call for a median but the likelihood of its construction would be remote. Commissioner Kryder asked how the traffic would have access off Fred Waring Drive for traffic turning left coming from the west. Mr. Diaz replied that left-turn pockets would be provided. Commissioner Kryder noted that he anticipates traffic problems at the signal of Portola and Fred Waring Drive. Mr. McClellan stated that staff has looked into this area and future plans indicate two lanes each way which should alleviate any problems. Commissioner Crites asked if there would be direct access from the park to the residential area. Mr. Brutan explained that there could be a gate access but he was not certain yet. He felt the park being next to the residential area was unique and would provide an additional amenity to those residents -- they would seriously consider this but had reservations because of security. Mr. Diaz responded that a joint agreement would have to be reached between the developer and the city to allow direct access. Chairman Wood felt there would be vandalism and security of the park would be lost. Chairman Wood asked Mr. Brutan if the condominium units would be developed first. Mr. Brutan stated they hope to offer both products simultaneously; the condominiums would probably be completed first because of the type of ,,,�; construction involved. Commissioner Richards asked Mr. Brutan what type of marketing study was done. Mr. Brutan explained that because of the variation in unit sizes they would be aiming for young families and/or ownership by single individuals for year-around residents. Mr. Brutan noted that the project would offer lower cost housing but would not be called "affordable". Chairman Wood asked if anyone present wished to speak in FAVOR of this case: -2- MINUTES PALM DESERT PLANNING COMMISSION APRIL 5, 1983 MR. LARRY SPICER, 49-200 Maripose, representing the YMCA, stated that the offer of the land was very generous and he would be sending a letter of acceptance. Chairman Wood asked if anyone present wished to speak in OPPOSITION to this case: MR. J. JOHNATHAN, 43-439 'B' Martini Ct., representing Palm Desert Gardens Homeowners Association, had several questions: 1) He was concerned about the density of the project particularly the units on the east side. Mr. Diaz stated this was medium density and the overall density was �"' 6.6 units/acre. 2) If elevations of the condos would affect the view from the area? Mr. Diaz replied that it should not obstruct the view. 3) How far will the units stand from the east side of the flood channel? Mr. Diaz replied that the flood channel would be 80 to 88 ft. wide and the units would stand another 16-20 feet from the channel. 4) Once this project design is approved could the design change? Mr. Diaz explained that such a change would have to go through the planning commission process approval again and notices would be sent out. 5) He was concerned about the traffic flow; he felt the left turning off of Fred Waring Drive was an ordeal now and another left turn lane would present a problem. Mr. McClellan explained that the widening of Fred Waring Drive would provide left turn pockets. 6) He asked how long the actual construction period would be? Mr. Brutan indicated that they would like it to be 6 months but it would probably be longer, depending how quickly the units sell. 7) What would be the cost of a unit? Mr. Brutan stated they could not give a figure at this time. MR. MERVIN JOHNSON, of San Pablo Properties, Ltd., noted that just as in the Hidden Palms project, the price will probably be higher than any quote they could now give. Chairman Wood noted that the developers had never indicated this project would be low cost housing. MR. JACK ELLIS, 43-379 'B' Martini Ct., asked if there would be some type """" of crossing at the flood channel. Mr. McClellan replied that there would be a private road for public maintenance employees. Mr. Ellis asked if the channel would be fenced off. Mr. McClellan answered that there would be fencing provided along the channel. Mr. Ellis stated that the planting of tall trees along this area would block their view. Mr. Johnson stated they would consider this. Mr. Ellis was also concerned about the tennis court lighting. Mr. Diaz assured him that the architectural commission would make sure the design of the lights would not spill over and the glare factor would also be considered. Mr. Ellis questioned the fact that more development might not be needed. Newspaper advertisements show that there is presently much property for sale. Mr. Diaz explained that developers have the right to build and fail and vacant units have never been a detriment to the city, especially since this development is enclosed. DR. WILLIAM HEMMERDINGER, 43-409 'A' Martini Ct., was concerned about the density and tennis court lighting. Commissioner Crites reminded him that the proposed density conforms to the city's general plan. Chairman Wood closed the public hearing and asked for additional comments from the commission. Commissioner Richards felt that the developer for this project had an excellent record (i.e. Hidden Palms) and every concern expressed was or would be taken into consideration. � Chairman Wood agreed with Commissioner Richards and also felt that the project was well thought out but believed that because the proposed unit sizes do not conform to the present code, approving the project prior to the code amendment would be predetermining the amendment. Mr. Diaz stated that Condition No. 12 addresses this concern and if the project were approved with this condition and the code is not amended, that portion of the project is not approved. The developers understood that. -3- MINUTES PALM DESERT PLANNING COMMISSION APRIL 5, 1983 Mr. Diaz further stated, that the smaller condominium �nits reflected the commission's recommended policy to council contained in the report A Housing Study-Strategies for Palm Desert. That policy called for the minimum size of condominiums to be reduced to meet city apartment standards. He concluded that in the past, projects were approved subject to revisions in the zoning ordinance. Mr. Diaz stated that the commission could approve this case with a clear understanding that the commission is not prejudging the amendment that will be before them at the next meeting to change condominium sizes to be the same as apartment sizes. Commissioners Wood and Crites discussed the possibility of continuing this matter � until the issue of the zoning ordinance amendment relating to unit sizes is resolved. Commissioners Kryder and Richards disagreed feeling that the condition attached would address the concern with the statement Mr. Diaz suggested going on record. Moved by Commissioner Crites, seconded by Commissioner Kryder, to adopt findings as recommended by staff; carried 3-1 (Commissioner Wood voting Nay). Moved by Commissioner Richards, seconded by Commissioner Kryder, to adopt Planning Commission Resolution Nos. 846, 847, 848, approving C/Z 01-83, PP 01-83 and TT 19074 respectively, subject to conditions; carried 3-1 (Commissioner Wood voting Nay). B. Continued Case No. ZOA 01-83 - CITY OF PALM DESERT, Applicant Amendment to Municipal Code Chapter 25.58, concerning off-street parking. Mr. Joy reviewed the proposed amendments for the various uses which also included valet parking regulations. Staff recommended approval. Chairman Wood o ened the public hearing and asked if anyone wished to speak in a FAVOR or OPPOSITION to this amendment. � Those who spoke in FAVOR of the amendment were: MR. JIM FOX, 73-111 E1 Paseo MR. LORI SPEAR, 45-120 San Pablo Chairman Wood closed the public hearing and asked for the pleasure of the commission. Moved by Commissioner Kryder, seconded by Commissioner Richards, to adopt Planning Commission Resolution No. 849, recommending to the City Council approval of ZOA 01-83; carried unanimously 4-0. C. Case No. ZOA 03-83 - CITY OF PALM DESERT, Applicants Amendment to Municipal Code to add Chapter 25.21, concerning second unit senior housing. Mr. Drell reviewed the staff report and stated that this code amendment would be implemented with the restriction that the unit would be occupied by persons 60 years of age or older. ;� � Chairman Wood opened the public hearing and asked if anyone wished to speak in ,,,� FAVOR or OPPOSITION to this matter. There being none, the public hearing was closed. There was some discussion on the requirement for a 2-car carport or garage; it was determined that the city should impose this requirement. Chairman Wood expressed concern that the ordinance as written would circumvent a requirement of the state by requiring 2-car garages. Mr. Diaz responded that the state requirement was one that properly belonged at the local level and had the -4- MINUTES PALM DESERT PLANNING COMMISSION APRIL 5, 1983 potential of creating duplex zoning in R-1 areas. If the commission wished to revise that requirement they could do so, but staff could not make such a recommendation. Moved by Commissioner Kryder, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 850, recommending to the City Council approval of ZOA 03-83; carried 2-0-2 (Commissioner Richards and Crites abstained). VIII. DESIGN REVIEVU BOARD ITEMS � A. Preliminary plan approvals by the design review board at its meeting of March 22, 1983, requiring planning commission confirmation. Case No. 181 C - ARMORED TRANSPORT OF CALIFORNIA (CLEMENT STADLER and STEVEN A. SULLIVAN, AIA, Applicants Preliminary approval of plans for an industrial office in the S.I., S.P. zone on the northwest corner of 42nd Avenue and Eclectic Street. Rec: Approve as presented. Moved by Commissioner Crites, seconded by Commissioner Richards, to approve design review board's actions at their meeting of March 22, 1983; carried unanimously 4-0. IX. MISCELLANEOUS ITEMS - NONE X. ORAL COMMUNICATIONS - NONE XI. COMMENTS �w... A. Staff - None B. Planning Commission A question was asked regarding the purpose and effect of an "abstention" during voting. Mr. Diaz explained that the reasons for abstaining vary but the effect is that an abstention goes with the majority whether it is to approve or defeat a motion. XII. ADJOURNMENT Moved by Commissioner Richards, seconded by Commissioner Crites, to adjourn the meeting at 9:07 p.m; carried unanimously. � ` RA ON A. DIAZ, S cretar ATTEST: , -��� � ���� � RALPH B. WOOD, Chairman /lr -5-