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HomeMy WebLinkAbout0607 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - JUNE 7, 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 5:00 P.M. I. CALL TO ORDER Chairman Wood called the meeting to order at 7:00 p.m. U. PLEDGE OF ALLEGIANCE - Commissioner Richards III. ROLL CALL Members Present: Commissioner Crites Commissioner Downs Commissioner Kryder Commissioner Richards Chairman Wood Staff Present: Ramon Diaz Stan Sawa Steve Smith Phil Drell Phil Joy Linda Russell Barry McClellan IV. APPROVAL OF MINUTES: May 17, 1983 Moved by Commissioner Richards, seconded by Commissioner Kryder, to approve the minutes as submitted; carried unanimously 5-0. V. SUMMARY OF COUNCIL ACTION Mr. Diaz reviewed the actions of the council for the meeting of May 26, 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 Nos. DP 01-82, ADJ 01-82, and 164 C - CARVER MANAGEMENT CORP., Applicants Approval of a one year time extension for a development plan, adjustment and preliminary design review case for a commercial center at the southeast corner of Monterey Avenue and Country Club Drive. Rec: Approve as presented. Moved by Commissioner Crites, seconded by Commissioner Richards, to approve the consent calendar item as presented by staff; carried unanimously 5-0. VII. PUBLIC HEARINGS A. Continued Case No. CUP 05-83, HERBERT SILVERSON, Applicant Request for approval of a conditional use permit to modify parking requirements and allow a 1460 sq.ft. restaurant in the C-1 zone at the southeast corner of El Paseo and Highway 74, 73-061 E1 Paseo. -1- MINUTES PALM DESERT PLANNING COMMISSION JUNE 7, 1983 Mr. Drell reviewed the staff report and stated that the only apparent concern for this proposal was the parking; staff conducted a study and determined it to be adequate. Staff recommended approval. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. HERBERT SILVERSON, 711 Sunny Lane, Rancho Mirage, stated he had reviewed the staff report and agreed to the conditions. 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 Crites, seconded by Commissioner Richards, to adopt findings, as recommended by staff; carried unanimously 5-0. Moved by Commissioner Richards, seconded by Commissioner Kryder, to adopt Planning Commission Resolution No. 860, approving CUP 05-83, subject to conditions; carried unanimously 5-0. B. Case No. CUP 09-83, PALM DESERT SENIORS ASSOCIATION, INC., and JOHN F. OUTCAULT, Applicants Request for approval of a Negative Declaration of Environmental Impact and conditional use permit to allow construction of a maximum 15,500 sq.ft. senior citizens center with recreational facilities in the R-1 10,000 zone at the northwest corner of San Pascual Avenue and Catalina Way. Mr. Sawa reviewed the staff report and indicated the facility would be constructed in phases. He pointed out staff's concerns related to parking and lighting and stated that these concerns were addressed in the conditions of approval. Mr. Sawa noted an addition to Condition No. 5 should be "to include bowling green lighting"; and, an additional condition should be added to read 116 foot block wall is to be provided along the north and west property lines." Staff recommended approval. Commissioner Kryder asked what if there was a parking shortage in the first phase, how would they provide adequate parking for the additional buildings. Mr. Sawa explained that there was a condition allowing planning commission to review the parking situation after the initial phase of construction; if they determined a parking problem existed they may require additional spaces. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. HENRY CLARK, 73-183 Willow, chairman of the Palm Desert Seniors' Association, stated he was representing all of the members of the association and all were interested in seeing this developed. He briefly explained the purpose of the association and the various programs involved emphasizing that it serves all of the cove community, which is why they would be calling it the Joslyn Cove Community Center. Because of the association's success they have not had sufficient office space. He stressed the necessity of the new facility and requested approval. Chairman Wood reviewed the conditions of approval with Mr. Clark and asked if he low understood and agreed to them. Mr. Clark replied he did. Chairman Wood asked if anyone present wished to speak in FAVOR of this case: MRS. MAGDA MASTROGIOVANNI, 730305 Joshua Tree, wanted to stress how much this facility was needed and requested approval. Chairman Wood asked if anyone present wished to speak in OPPOSITION of this -2- MINUTES PALM DESERT PLANNING COMMISSION JUNE 7, 1983 case: MRS. KATHY QUIRK, 73-755 Catalina, felt there was too much traffic in that area already and this new facility would increase that problem. She lives on the same street the new facility will be developed and she felt it was necessary but would like it to be located somewhere else. Commissioner Kryder responded to Mrs. Quirk's on-street parking concern stating that it was established there would be sufficient off-street parking available. MR. S. CODY, 205 North Place, wanted a clarification on the six foot wall proposed. Mr. Sawa explained that a 6 ft. wall would be installed along the north and west property line. Chairman Wood closed the public hearing and asked for additional commission comments. Commissioner Crites in addressing Mrs. Quirk's concern asked staff to clarify what the traffic study showed. Mr. Sawa explained that the study conducted showed that the area would be able to handle any traffic generated by this facility. Moved by Commissioner Kryder, seconded by Commissioner Crites, to adopt findings as recommended by staff; carried unanimously 5-0. Moved by Commissioner Richards, seconded by Commissioner Kryder, to adopt Planning Commission Resolution No. 859, approving CUP 09-83, subject to conditions; carried unanimously 5-0. C. Case Nos. CUP 08-83 and VAR 02-83, CHURCH OF RELIGIOUS SCIENCE, PALM DESERT, Applicants Request for approval of a conditional use permit to allow existing buildings to be used for a church and related uses and a variance for an off-street parking deficiency, located in a "P" zone (public institution) at the northeast corner of Portola Avenue and Chicory Street. Mr. Joy reviewed the staff report and stated that the variance on the parking, staff felt, was justified due to available street parking, available school off-street parking and the existing youth center on the same location. Staff recommended approval. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. DR. TOM COSTA, 73-040 Shadow Mountain, Pastor, stated they were ready to move in and noted that a historical site plaque is to be donated to them recognizing the existing facilities as the first church in Palm Desert. He also noted that because this building was used as a church prior to the existing use, it would be easy to convert it back to a church. He requested approval. Chairman Wood asked Dr. Costa if he understood all the conditions of approval. Dr. Costa replied he did. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. low MR. VIRGES HOMME, president of the board of directors, 72-875 Grapevine, stated that they are getting too large and the proposed buildings would be ideal. Chairman Wood closed the public hearing and asked for the pleasure of the commission. Moved by Commissioner Kryder, seconded by Commissioner Downs, to adopt -3- MINUTES PALM DESERT PLANNING COMMISSION JUNE 7, 1983 findings as recommended by staff; carried unanimously 5-0. Moved by Commissioner Kryder, seconded by Commissioner Downs, to adopt Planning Commission Resolution No. 861, approving CUP 08-83 and VAR 02-83, subject to conditions; carried unanimously 5-0. D. Case Nos. GPA 01-83, ZOA 05-83, C/Z 02-83, and PP 07-83, ONE QUAIL PLACE, Applicant Request for approval of a general plan amendment, zoning ordinance amendments, change of zone, precise plan and Negative Declaration of Environmental Impact to allow the construction of 384 apartment units on approximately 17.85 acres located between Fred Waring Drive and Park View Drive, east of the Palm Valley Storm Channel. Mr. Drell in reviewing the staff report pointed out that this project would have a density of 21.5 units per acre. The applicant proposes to use tax exempt bond financing in order to reduce housing cost. This would require the applicant to provide 20% low income units as defined by the Riverside County Housing Authority. Mr. Drell stated that if a 22 unit per acre project were acceptable the proposed site plan represents an efficient design and the site is suitable. Mr. Drell concluded that if the concept as presented was an acceptable means to achieving the city's housing goals the application and associate amendments should be approved. Mr. Drell noted that a letter was received by the City of Rancho Mirage in opposition of this project because it was felt the density was too high and extreme traffic conjestion would result on Parkview Avenue. Mr. Drell stated that both Parkview Avenue and Fred Waring Drive could accommodate any future traffic generated by development in the area. Chairman Wood opened the public hearing and asked if the applicant wished to make a presentation. MR. DENNIS MARTIN, 73-725 El Paseo, explained that the high density would be the only way to meet the affordable housing needs together with tax exempt bond financing. He noted that if the bond financing were to become a problem he would like to work something out with the city. He requested a modification in the parking requirements; 25% to be compact spaces in order to have more green area. He requested to put a 6 foot chainlink fence with trees along the flood control channel rather than block wall. He also requested the elimination of the 3 foot high wall along Fred Waring Drive and Parkview Avenue. In addressing the City of Rancho Mirage concern for traffic on Parkview Avenue, Mr. Martin felt that once converted to four lanes the street would be able to handle the traffic generated by this project. Commissioner Crites felt that compact spaces would only create a parking problem; he was uncertain as to how they would be regulating the prohibition of large vehicles in these compact spaces. Commissioner Crites asked staff how they felt regarding the elimination of the 3 foot masonry wall along Fred Waring and Parkview. Mr. Diaz replied that the 3 foot wall would serve as a screen for parking areas from street view. Commissioner Richards asked if there would be a great difference in the monthly rent from the subsidized rents to the regular rents. Mr. Martin replied that the market rent would be lowered $11 to $13 less by the bond program. Chairman Wood asked Mr. Martin if the bond financing were not to work out what alternatives did he have. Mr. Martin stated he would finance on conventional loan. Chairman Wood asked if Mr. Martin can provide adequate regulation for the compact spaces. Mr. Martin replied affirmative. -4- MINUTES PALM DESERT PLANNING COMMISSION JUNE 7, 1983 It was noted to add "or as approved by the architectural review commission" to Condition No. 7. Chairman Wood asked if anyone present wished to speak in FAVOR or OPPOSITION to the project. MR. JACK BENNETT, 2102 Areta St., Newport Beach, stated he was very much in favor of the project. tow Chairman Wood closed the public hearing and asked for the pleasure of the commission. Commissioner Richards was concerned that bond financing would become a problem and noted that Mr. Martin stated in his presentation that if it did become a problem he would like to work something out with the city. He stated that it was a good project but that the free market should determine rents. He also felt that the definition for affordable housing was questionable and that this project should be binding with bond financing. Commissioner Kryder agreed with Commissioner Richards and added that it would be a serious mistake and it could not possibly be regulated in the proper manner. Commissioner Crites felt that this project would begin the process of the needed affordable housing provision. He noted that the state program already had approved the affordable housing program and felt that the definition could be properly defined. This was an opportunity for the city and/or community to provide the needs of those people who cannot otherwise afford the high cost of rent. Chairman Wood stated that the financing problem was not a planning commission matter and the commissioners should concentrate on the project itself. Commissioner Kryder felt that the project in general and the financing for it can not be separated. It was noted that Commissioners Richards and Kryder were only objectional to the bond financing but not the project as proposed. Moved by Commissioner Downs, seconded by Commissioner Crites, to adopt findings as recommended by staff; carried 3-2 (Commissioners Kryder and Richards voting NAY). Moved by Commissioner Downs, seconded by Commissioner Crites, to adopt Planning Commission Resolution No. 862, recommending approval of GPA 01-83; Planning Commission Resolution No. 863, recommending approval of ZOA 05-83; Planning Commission Resolution No. 864, recommending approval of C/Z 02-83; and, Planning Commission Resolution No. 865, approving PP 07-83, subject to conditions; carried 3-2 (Commissioners Kryder and Richards voting NAY). VIII. MISCELLANEOUS ITEMS Letter received from Richard H. Fromme requesting clarification on zoning requirements for car washes. Mr. Diaz informed the commission that a letter was received by Mr. Fromme stating that he had read in the paper that the Palm Desert Town Center was going *mop to have a car wash in their facility. He was requesting a clarification on this matter being that he was told approximately five years ago that no more car would not allowed in the city. It was the consensus of the commission that a study was in order for planning commission determination. Moved by Commissioner Richards, seconded by Commissioner Downs, to instruct staff to study and report back to commission; carried unanimously 5-0. -5- MINUTES PALM DESERT PLANNING COMMISSION JUNE 7, 1983 IX. ORAL COMMUNICATIONS - NONE X. COMMENTS Mr. Diaz informed the commission that Mr. John Stiles would be present at the next planning commission meeting to make a presentation on drive-throughs. Mr. Diaz informed the commission that after discussing the matter of Flying J Service Station expansion with City Attorney Dave Erwin, it was determined that they could not allow them to expand their use in the present zoning and deny future stations in the PC (4) zone. Staff indicated that they would forward this request to the city council for a determination of use. XII. ADJOURNMENT Chairman Wood adjourned the meeting at 9:10 p.m. AMON A. DIAZ, Secret ry ATTEST: lor-0 —4160� RALPH B. WOOD, Chairman Ar -6-