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HomeMy WebLinkAbout0419 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - APRIL 19, 1983 2:00 P.M. - CITY HALL COUNCIL CHAMBERS � � � � � * � � � � � � � � � -� � � � � * � � � -� � � � � � � -� � I. CALL TO ORDER Chairman Wood called the meeting to order at 2:00 p.m. II. PLEDGE OF ALLEGIANCE - Commissioner Kryder „�„r, III. ROLL CALL Members Present: Commissioner Crites Commissioner Kryder Commissioner Richards Chairman Wood Excused Absent: Commissioner powns Staff Present: Ray Diaz Stan Sawa Phil Drell Phil Joy Linda Russell Barry McClellan IV. APPROVAL OF MINUTES: April 5, 1983 Moved by Commissioner Richards, seconded by Commissioner Kryder, to approve the minutes as submitted; carried unanimously 4-0. V. SUMMARY OF COUNCIL ACTION ,,,�,,, Mr. Diaz reviewed the actions of the council for the meeting of April 14, 1983. 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. DP 06-81 - ALEX ADAMEK - Approval of a one year extension of time for a development plan for a 62 unit condominium project on the south side of Hovley Lane, 500 feet west of Portola Avenue. Rec: Approve as presented. Moved by Commissioner Kryder, seconded by Commissioner Richards, to approve consent calendar item; carried unanimously 4-0. VII. PUBLIC HEARINGS A. Continued Case No. ZOA 10-82 - INITIATED BY THE CITY OF PALM DESERT Consideration of standards for the installation of home �+ satellite receivers (television dish antennas). Mr. Joy reviewed the staff report and stated that this was continued from a previous meeting because of concerns the commission had. Those concerns were addressed in the restrictions as part of the amendment. Mr. Joy presented some pictures of different sizes of dish antennas and introduced Mr. Dennis Stroul, to give a presentation. -1- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 Chairman Wood opened the public hearing. MR. DENNIS STROUL, installer for Bowman's TV, stated that they were striving to help the city in establishing regulations. He pointed out that 5' diameter dish antennas were possible in the near future and 3' would also be available. As far as the height limitations, he stated that a lot could be done to help reasonably regulate these antennas. For instance, they could be set to blend in with the structure or matched. He also indicated his concerns with the possible hazards involved (i.e. high winds). He concluded with a film showing types of dish antennas and ways they could be hidden . from view. ""'r Chairman Wood asked if anyone else wished to speak in FAVOR or OPPOSITION to this case; there being none, the public hearing was closed. Commissioner Kryder asked Mr. Stroul if the dish receivers could be set below ground level. Mr. Stroul explained that there was an illumination problem; some dishes could not be set below ground level. Commissioner Kryder felt that perhaps the screen (mesh) antennas would be less visible and more effective during high winds than the solid type. Chairman Wood reopened the public hearing in order to allow further public testimony. MR. KEN BARBIER, Bermuda Dunes, felt that the commission was being misled to believe the smaller sizes of dish antennas would be effective. He explained that one of the reasons for thg large size of the dish is because they must have a southern exposure; a 45 tilt is a must in the desert area. He felt that because of this it would present a problem with the proposed restrictions. He further explained that a 10' to 12' diameter dish was also a necessity and a satellite dish could not be placed on a 2.7 degree longitude angle. In regard to the wind load, he stated that every dish has an engineers specification as to what they can withstand. � Chairman Wood closed the public hearing. Commissioner Crites asked if the antennas needed southern exposure, could the utilization be limited to some purchasers who have homes facing the wrong direction. Mr. Diaz responded that if they could not meet the restrictions (i.e. receiver shall not be visible from the street or be placed on a rooftop in a required front setback) then staff and/or architectural commission would attempt to make it as compatible as possible; but they could not deny anyone from installing these antennas. Commissioner Kryder was concerned with allowing the receivers to be placed on the roof in commercial and industrial areas feeling that a conditional use permit should be required. Mr. Diaz stated that the proposed ordinance treats those separately and they would have to go through the architectural commission. Chairman Wood asked staff if neighbors objected to these receivers, could they appeal to the council. Mr. Diaz responded affirmative. Commissioner Kryder felt that if there were groups of neighbors wanting to purchase a receiver together, they should be allowed; also allowing the transmitters to connect from house to house. Mr. Diaz stated that this would require a franchise through the city which would be a long involved process. Moved by Commissioner Crites, seconded by Commissioner Richards, to adopt ,� Planning Commission Resolution No. 851, recommending to the City Council approval of ZOA 12-82; carried unanimously 4-0. B. Case No. ZOA 04-83 - INITIATED BY THE CITY OF PALM DESERT Consideration of a modification of minimum condominium floor areas and parking requirements. -2- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 Mr. Drell reviewed the staff report and stated that this amendment would allow studio condominiums with a minimum floor area of 450 sq.ft. and one bedroom condominiums with a minimum floor area of 600 sq.ft; and, establish a parking requirements of 1.5 spaces per unit. Two bedroom condominiums would require 800 sq.ft. with three bedroom condominiums requiring 1200 sq.ft. of floor area. Mr. Drell noted the parking requirements for these units would remain at 2.5 spaces per unit. Staff recommended approval. Commissioner Crites asked if the proposed parking ratio was comparable to other �'"'' cities. Mr. Drell replied affirmative. Commissioner Kryder felt that the smaller units may need more parking spaces than the proposed 1.5. Mr. Drell explained that a study made in the City of Irvine for similar parking requirements showed an average of 1.4 spaces for studio/one bedroom. Chairman Wood asked if the City of Irvine was comparable to the City of Palm Desert. Mr. Drell replied affirmative. Commissioner Crites stated that Commissioner Kryder's concern for parking was justifiable and felt that it would be wise to require excess parking rather than fall short in the future. Commissioner Richards asked what the County of Riverside required. Mr. Drell replied that they required the same as staff was proposing. Commissioner Richards pointed out that the City of Palm Desert had residents of above average age and he has not seen a parking problem in the past. Chairman Wood opened the public hearing and asked if anyone present wished to speak in FAVOR of this matter. MR. PETE PETASSI, Irvine, architect for Hidden Palms Country Club, """" stated that the parking ratio in the Hidden Palms area was 1.5 spaces per unit, and has found it to be very adequate. A research study he conducted showed that the requirements for these smaller units was 1 to 1% spaces. He was in favor of the amendment. Commissioner Kryder felt that the parking situation in the Hidden Palms was one of the worse situations he's ever seen. He felt that there were no spaces available between the driveways for homes located in the cul-de-sac areas. He also felt that the service vehicle and guest parking has been a problem. Mr. Petassi responded that each project would be reviewed on its own merits and emphasized that over design of parking spaces would also create problems. MR. GER BRUTAN, 6833 Indiana Ave., Riverside, consulting engineer, pointed out that his experience has shown that the proposed parking ratio has been adequate and felt that too many parking spaces could affect the projects aesthetically. Landscaping as opposed to asphalt should be the objective in a residential project. Commissioner Wood did not agree that added parking meant a loss or trade off of landscaping for asphalt. Mr. Brutan explained that reduction in landscaping would result somewhere in order to provide more parking spaces. He also noted that he's been working with the recommended standards since 1958 and supports them. � Commissioner Kryder suggested that density be reduced to mitigate possible parking problems. MR. MIKE GALLAGHER, of McBail Company, stated there was a strong demand for smaller units; he was in favor of the proposed ordinance. Chairman Wood asked if anyone present wished to speak in OPPOSITION to this matter; there being none, the public hearing was closed. Commissioner Richards felt an increase in the parking requirement was not necessary. He agreed that there would be a trade off in landscaping for asphalt and felt that staff's study was valid. -3- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 Commissioner Crites asked what percentage of people responded to the survey and the size of the sample conducted in Irvine. Mr. Drell responded that there were 3000 questionnaires - 300 to 400 for each category (apartments, condominiums, duplexes, single family); approximately 1200 responded. Commissioner Kryder pointed out that some existing developments show a parking shortage and he would like to see a 15 to 20% increase in spaces for extra cars. Commissioner Crites asked staff to explain what the present ordinance allows in � terms of vehicle street parking. Mr. Diaz explained that after 72 hours the vehicle � must be removed. Chairman Wood agreed that the design of a development was important in relieving parking problems, therefore, favored the ordinance amendment. Moved by Commissioner Richards, seconded by Commissioner Crites, to adopt Planning Commission Resolution No. 852, recommending to the City Council approval of ZOA 04-83; carried 3-1 (Commissioner Kryder voting Nay). It was noted that Commissioner Kryder objected only to the proposed parking ratio and not the amendment to the unit square footage size. THERE WAS A FIVE MINUTE RECESS - THE MEETING RECONVENED AT 3:36 P.M. C. Case No. VAR 01-83 and PP 05-83 - EGS METRO AND C.G. DUNHAM CO., Applicants Request for approval of a precise plan of design, variance for off-street parking and Negative Declaration of Environmental Impact to allow the addition of three 5640 square foot commercial buildings to an existing shopping center in the G1, S.P. zone located at the northwest � corner of El Paseo and Larkspur Lane. „�r Mr. Diaz indicated that this development would be located at the back of the Market Basket Center and in describing the elevations stated they would be facing El Paseo. The variance was for a 19 to 21% parking deficiency, which included the existing Market Basket Center parking requirements and parking spaces provided. He pointed out that the location of this development would fill a "dead spot" in an area of El Paseo that would encourage pedestrian traffic. He also noted that plans to revitalize the Market Basket Center are have been conceptually approved but are not included as part of this proposal. Mr. Diaz noted a letter from Desert Beautiful supporting this project was received. Staff recommended approval. Commissioner Richards asked if the parking lot in front of the former Market Basket, facing the frontage road, would be utilized for this proposed center, which is behind the Market Basket facing El Paseo. Mr. Diaz replied affirmative. Commissioner Richards felt that did not make sense; customers would have to go around the existing building to get to the proposed center. Commissioner Crites asked what the deficiency would be without utilizing that front parking lot. Mr. Diaz stated that with on-street parking 56 could be provided, with 58 being required. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. � ri F � MR. SANDY BAUM, 73-241 Highway 111, representative, noted that the '� developer had agreed to pay for the cost of the median landscaping along El Paseo between San Pablo and Larkspur. In terms of parking, he explained that people will always park where it is convenient, which is why on-street parking occurs. He described the project would have an "oasis" look between the buildings. Commissioner Crites asked what kind of seating would be provided. Mr. Baum explained that he proposed to provide tables and chairs outside between the buildings. -4- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 Commissioner Kryder asked if there would be a pedestrian opening from the Market Basket Center to the proposed center facing E1 Paseo. Mr. Baum explained that an access currently exists between the buildings. Commissioner Richards was concerned that the loading/unloading area would be dangerous. Mr. Baum explained what the proposed plan provides for the trucks. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. �... MR. ROBERT RICCIARDI, architect for Market Basket, 42-600 Bob Hope Dr., described how they could provide adequate parking with existing spaces. MR. C.G. DUNHAM, applicant, San Luis Rey Plaza, described the front of the project would be glass and stressed the importance of tieing the two ends of El Paseo. He felt the project would be an asset to the city. MR. HENRY HOYLE, Broken Arrow, owner of store on E1 Paseo, felt that by increased economic activities on E1 Paseo, it will help business owners on El Paseo survive, especially after the new Palm Desert Town Center is completed. He believed that people will always park on-street because of the convenience. He also felt that signage on El Paseo needed improvement. MR. PAT SARDELLA, owner of Pat's Lighting, felt this project would enhance all of Palm Desert and stated his approval. Mr. Baum pointed out that Mr. Dunham has been responsible for six of E1 Paseo's plazas, which the city must be proud of. Chairman Wood closed the public hearing. Commissioner Richards was in favor of producing something in that area to „�,,,., enhance El Paseo but felt that there was too much building for that particular area, and appropriate parking spaces and loading/unloading area needed further study. Commissioner Kryder also felt adequate parking spaces was not being provided. Chairman Wood stated that he has always been concerned with the parking situation on E1 Paseo but this was a case when the parking problem is secondary to the overall problem. He felt that the city needed a facility in that area. Commissioner Kryder added that access from the front of Market Basket Center to the back would ease his concern. He suggested that perhaps the applicant could limit the square footage and revise the plan to tie-in together with the Market Basket Center project. Commissioner Richards also added that the large delivery trucks are presently utilizing the proposed parking spaces and a better design could be arrived at. Chairman Wood reopened the public hearing in order to allow further testimony. Mr. Ricciardi, in addressing Commissioner Richards' concern, explained that delivery times could be imposed as part of the conditions. Chairman Wood asked Mr. Dunham if the square footage of the proposed buildings could be reduced. Mr. Dunham replied he would be agreeable but it would have to '� be economically feasible. Commissioner Crites asked Mr. Dunham if he would be willing to work with staff on the revisions. Mr. Dunham replied affirmative. Moved by Commissioner Crites, seconded by Commissioner Richards, to continue this matter for redesign; carried unanimously 4-0. A FIVE MINUTE RECESS WAS CALLED - THE MEETING RECONVENED AT 4:45 P.M. -5- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 D. Case No. PP 02-83 - SOUTHERN CALIFORNIA GAS CO. AND DONALD A. WEXLER ASSOCIATES, Applicants Request for approval of a precise plan of design and Negative Declaration of Environmental Impact to allow construction of a district operations center in the S.I. zone located on the west side of State Street between Mayfair Drive and Sego Lane. � Mr. Diaz reviewed the staff report and recommended approval. Commissioner Kryder asked if this development was strictly for office use. Mr. Diaz replied that it would serve as their main service facility. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. DePACARMA, representing Southern California Gas Co., stated he was present to answer any questions the commission might have. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this case; there being none, the public hearing was closed. Moved by Commissioner Kryder, seconded by Commissioner Richards, to adopt findings as recommended by staff; carried unanimously 4-0. Moved by Commissioner Kryder, seconded by Commissioner Richards, to adopt Planning Commission Resolution No. 853, approving PP 02-83, subject to conditions; carried unanimously 4-0. E. Case No. PP 03-83 - ARMORED TRANSPORT OF CALIFORNIA, INC., AND STEVEN SULLIVAN, ARCHITECT, Applicants � Request for approval of a precise plan of design to allow construction of a 6150 square foot industrial building in the S.I., S.P. zone located on the north side of 42nd Avenue, west of Eclectic Street. Mr. Diaz reviewed the staff report and recommended approval of this case. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. CLEMENS STADLER, 73-850 Colton Circle, stated he was present to answer any question the commission might have. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this matter; there being none, the public hearing was closed. Moved by Commissioner Crites, seconded by Commissioner Kryder, to adopt findings as recommended by staff; carried unanimously 4-0. Moved by Commissioner Crites, seconded by Commissioner Kryder, to adopt Planning Commission Resolution No. 854' approving PP 03-83, subject to conditions; carried unanimously 4-0. � F. Case No. PP 04-83 - EDWARD F. REED TRUST AND CHARLES L. MARTIN, ARCHI"i'ECT, Applicants Request for approval of a precise plan of design to allow construction of a three unit apartment in the R-3 zone on the west side of Las Palmas Avenue, south of San Gorgonio Way. Mr. Diaz reviewed the staff report and recommended approval of this case. -6- MINUTES PALM DESERT PLANNING COMMISSION APRIL 19, 1983 Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. CHARLES L. MARTIN, 73-725 El Paseo, stated he was present to answer any question the commission might have. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this case; there being none, the public hearing was closed. ,,., Moved by Commissioner Richards, seconded by Commissioner Crites, to adopt findings as recommended by staff; carried unanimously 4-0. Moved by Commissioner Richards, seconded by Commissioner Crites, to adopt Planning Commission Resolution No. 855, approving PP 04-83, subject to conditions; carried unanimously 4-0. VIII. MISCELLANEOUS ITEMS - NONE IX. ORAL COMMUNICATIONS - NONE X. COMMENTS - NONE XI. ADJOURNMENT Chairman Wood adjourned the meeting at 4:56 p.m. � � � ��� RA'MON A. DIA , ecre ary AT'TEST: � � �� RALPH B. WOOD, Chairman /lr .■�. -7-