Loading...
HomeMy WebLinkAbout1002 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - OCTOBER 2, 1984 7:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE A ONE HOUR STUDY SESSION WAS HELD PRIOR TO THE MEETING IN THE COUNCIL CHAMBER CONFERENCE ROOM, AT 6:00 P.M. I. CALL TO ORDER The meeting was called to order at 7:05 p.m. II. PLEDGE OF ALLEGIANCE Commissioner Downs lead in the pledge of allegiance. III. ROLL CALL Present: Commissioner Downs Commissioner Erwood Commissioner Wood Chairman Crites Absent: Commissioner Richards Staff Present: Ray Diaz Stan Sawa Steve Smith Phil Drell Barry McClellan Tonya Monroe IV. APPROVAL OF MINUTES: Approval of the minutes of September 18, 1984. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to approve the minutes of September 18, 1984. Carried 3-0-1 (Commissioner Erwood abstained.) V. SUMMARY OF COUNCIL ACTION Mr. Diaz summarized the actions of the city council from its meeting of September 27, 1984, as it pertained to the planning commission. VI. CONSENT CALENDAR NONE VII. PUBLIC HEARINGS A. Continued Case No. DA-9 for TT 19503 - GEORGE FOX, Applicant Request for approval of a development agreement allowing planning and development of a 58 lot hillside subdivision on TT 19503 in two phases under option 4 of the Hillside Planned Residential District Section 25.15.030 and a Negative Declaration of Environmental Impact. Mr. Diaz explained that the hearing was necessitated because of the development agreement. In accordance with the state planning act, development agreements need a duly noticed public hearing. Mr. Diaz indicated that staff was concerned with the Phase II area in the development agreement and concerns were based on what staff felt were inadequate assurances. Chairman Crites noted that Mr. Fox's property was split in two areas; this development would allow Mr. Fox to develop in the flat land and then ask for somewhere from 1 to 29 homes to be built on the hillside. These will only be approved if Mr. Fox can show the commission plans appropriate for that area. MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. ALAN PERRIER, representing the applicant, indicated that in the materials he was given, Exhibit "B" was not included. Staff explained that the exhibit was the tentative tract map. MR. PERRIER offered a signed copy of the agreement to the commission and urged its adoption. Mr. Diaz asked Mr. Perrier to state for the record that he is still waiving any time constraints. Mr. Perrier agreed. Chairman Crites noted that the tentative tract map, Exhibit "B," showed lot lines and asked if approval would fix them. Mr. Dave Erwin, city attorney, indicated that they would not be locked in. Mr. Perrier expressed acknowledgement. Chairman Crites asked if anyone present wished to speak in FAVOR of the project. Hearing none, Chairman Crites asked if wished to speak in OPPOSITION of this project. MS. JEAN BENSON, 74-611 Shadow Hills Road, told the commission that she was one of the first planning commissioners and strongly objected to any non-compliance of Option 4 by the applicant. She expressed concern for Phase I homeowners and the development of Phase II (i.e. flood problems). Mr. Perrier replied that drainage will be taken care of in Phase I and indicated that the applicant was not asking for anything that is not in the ordinances. Chairman Crites closed the public testimony and asked for comments from other commissioners. Commissioner Downs said that the commission has worked on this project for almost one year and could see no reason for not signing. Commissioner Wood read condition 4 and indicated that the applicant would have to abide by the existing plan. Commissioner Wood said that many leading citizens had come to him with concerns regarding the visibility of Phase I and II and indicated that it will probably have to be developed so that it will not be seen from the valley. Chairman Crites felt that this city has the most stringent laws and indicated that Mr. Fox will have the opportunity to build Phase II, and if the standards are not met, there won't be any homes built. Action: Moved by Commissioner Wood, seconded by Commissioner Downs, to adopt Planning Commission Resolution No. 990, recommending approval to city council of TT 19503. Carried 4-0. Moved by Commissioner Wood, seconded by Commissioner Downs, to adopt Planning Commission Resolution No. 991, recommending approval to city council of Development Agreement 9. Carried 4-0. B. Continued Case No. PM 16258 - CARMA DEVELOPERS INC., Applicant Request for approval of a tentative parcel map to allow consolidation of a recorded tract (4489) into 2 lots on a 28 acre site in a resort commercial zone, located on the south side of Fred Waring Drive between Highway III and Painters Path. -2- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Mr. Diaz reviewed the staff report and recommended approval of the parcel map. Mr. Diaz suggested that the conditions be revised for the public works department as discussed at the previous hearing. Commissioner Wood asked Mr. McClellan if this access to Highway III would create a problem. Mr. McClellan replied that it could create a problem with driveways. He indicated that it has one access point and that acceleration and deceleration lanes may be added, with possible future signalization. Chairman Crites suggested that the project use the same type of access (to Fred Waring Drive) as Ruben's. Mr. McClellan indicated that this could function. Chairman Crites asked if there were any objections. Mr. McClellan replied that he would liike to study the issue of land use problems. Commissioner Wood requested clarification on the approval of only one access. Mr. McClellan indicated that public works department did not have problems with the project having access to Highway 111, and explained that one lot fronts Highway I II and one lot fronts Painters Path. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. SANDY SANDLING, Carma representative, said that he had worked extensively with staff and the commission to respond to any possible concerns. Chairman Crites asked Mr. Sandling about having the Highway III access on Fred Waring Drive. Mr. Sandling felt it would be best to have it on Highway 111. Commissioner Wood indicated that the splitting of the two lots bothered him because of potential traffic hazards. MR. DAVE WAGNER, Wagner-Stanford, indicated that the plans show a cul- de-sac on Painters Path and said that his firm were the engineers for restaurant park. He explained that it was done on a completely different treatment. The present project would like access onto Highway III with a signal. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. Chairman Crites asked Mr. Diaz if it was possible to vote against a project because of traffic flow. Mr. Diaz replied yes, but indicated that if commission were concerned with Highway Ill access, a condition restricting that access could be made. Mr. McClellan confirmed this by saying that the applicant does not have legal access. Chairman Crites said that this was the last stretch without signals, and that Highway I I I was the main thoroughfare for the valley. Commissioner Erwood felt that it may not be necessary to condition the parcel map at this time. Chairman Crites asked if approval of the parcel map would give the applicant a vested right to access Highway 111. Mr. Diaz replied that he does not have a vested right to Highway 111. Mr. McClellan said that he has frontage on other amw parts. Commissioner Downs suggested an additional condition be added to explore all avenues other than or in addition to Highway 111. MR. SANDLING reiterated that the plan works best with access onto Highway 111. -3- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Chairman Crites asked Mr. Sandling if the development would be changed if Highway III access was prohibited. Mr. Sandling replied that the salability would change and said he would like access onto Highway 111, which Caltrans had approved. MR. SANDLING indicated that the cul-de-sac at from Highway I I I could be dedicated a public street and that it would serve both parcels. Mr. Diaz indicated that the commission may not want traffic access on Fred Waring Drive if Highway III had six lanes; he indicated that Caltrans protects Highway III traffic. Commissioner Wood asked if the commission were to deny this request because of the lot fronting Highway 111, would it need an opinion saying that this proposal was unsafe. Mr. Erwin suggested that commission conditionally aprove the project. Commissioner Wood asked if Mr. McClellan would make the statement that the proposal was unsafe. Mr. McClellan replied no. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to approve the findings as presented by staff. Carried 4-0. Moved by Commissioner Downs, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 992, approving PM 16258 Amendment #1, subject to the conditions as amended. Carried 4-0. C. Case No. PP 84-39 - GARY LEEDS, Applicant Request for approval of a precise plan of design to allow construction of a 109 room hotel in PC (4) S.P. zone on 2.27 acres located on the south side of Highway 111, approximately 680 feet east of Shadow Hills Road. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to continue this case until the meeting of October 16, 1984. Carried 4-0. D. Case No. PP 84-40 - HOTEL PROPERTIES, Applicant Request for approval of a precise plan of design to allow construction of a 116 room hotel and 3,000 square foot restaurant on 2.27 acres in the PC (4) S.P. zone located on the south side of Highway 111, approximately 285 feet east of Shadow Hills Road. E. Case No. PP 84-41 - BROWN BROSCHE FINANCIAL INC. (Super 8 Motel), Applicant Request for approval of a precise plan of design to allow construction of a 70 unit motel on 1.39 acres in the PC (4) S.P. zone located on the south side of Highway 111, approximately 450 feet east of Shadow Hills Road. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to continue both cases until the meeting of October 16, 1984. Carried 4-0. t■�ii F. Case Nos. GPA 84-02, C/Z 84-13, PP 84-33, VAR 84-4, and PMW 84-15 - MONTEREY PARTNERSHIP, Applicant Request for approval of a general plan amendment and zone change from medium density residential R-2 (7) S.P. to Office Professional, a Precise Plan of Design, setback variance, street vacation and parcel map waiver, and a Negative Declaration of -4- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Environmental Impact to allow construction of a 21,000 square foot professional office building on the southeast corner of Monterey Avenue and Fred Waring Drive. Mr. Drell read a letter from Mr. William Waring, who expressed his approval of this project. A FIVE MINUTE RECESS WAS CALLED AT 8:15 P.M. Aow Mr. Drell continued by outlining the salient points from the staff report and presented a visual presentation with the video equipment. He suggested the addition of one condition to allow pedestrian access through the parking lot onto Santa Rosa. Commissioner Wood asked Mr. Drell if the Northside Specific Plan was taken under consideration. Mr. Drell replied yes. Chairman Crites asked if the Monterey access was right turn only. Mr. Drell replied that both Monterey and Fred Waring Drive's access were right turn only. Mr. McClellan indicated that the intersection would be signalized and westbound traffic will be able to make u-turns with the arrow. Commissioner Downs requested and received clarification on the lot size. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. CHARLES MARTIN, architect, explained that the issues of access, size, and relations between buildings were addressed in the plans, as well as east and west solar protection. He felt that this would be a main entrance into the city. tow Commissioner Downs asked for clarification in regarding to Monterey parking in relation to Santa Rosa. Mr. Martin explained that the passageway was underneath the building. Chairman Crites asked if anyone present wished to speak in FAVOR of this case. MRS. PATRICIA MARTIN, California Desert Properties representative, felt that this project would benefit the community. MS. MARY GOSS, 73-739 Monterey, explained that she would like the zoning changed to commercial. MS. CINDY GIBSON, 73-080 San Nicholas, thought the project would contribute to the city. MR. DON BALCH, expressed approval and felt that this was a fine project for this piece of property. Chairman Crites asked if anyone present wished to speak in OPPOSITION to this case. MR. DALE THORNBURG, 74-038 Santa Rosa, expressed concern about the second story seeing into their house. Mr. Martin replied that specimen trees could be added to obstruct this view. Commissioner Wood noted that since this was an office building, people would not be disturbed at night. Chairman Crites closed the public testimony. -5- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to approve the findings as presented by staff. Carried 4-0. Moved by Commissioner Downs, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 993, recommending to city council approval of GPA 84-2, C/Z 84-13, Santa Rosa Street Vacation, and a Negative Declaration of Environmental Impact. Carried 4-0. Moved by Commissioner Downs, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 994, approving PP 84-33, VAR 84-4, PMW 84- 15, and a Negative Declaration of Environmental Impact. Carried 4-0. G. Case Nos. PP 84-28 and PMW 84-12 - NEUFELD INVESTMENT, Applicant Request for approval of a negative declaration of environmental impact, precise plan of design, and parcel map waiver to allow construction of a 117 bed convalescent (non-ambulatory) facility and 210 bed (105 units) residential care (retirement) facility on 9.9 acres in the PR-5 zone (planned residential, maximum 5 du/acre) located on the north side of Country Club Drive, 2600 feet west of Cook Street. Mr. Sawa reviewed the staff report and recommended approval. Commissioner Downs asked about school fees for this PR-5 zone. Mr. Diaz explained that the city could not impose this fee because an impact could not be shown in relation to schools. Mr. Erwin explained that a certain number of children per dwelling unit are counted. This project would not have many. Commissioner Wood asked if this was a typical convalescent home. Mr. Sawa concurred. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. LORAND WEST, architect, concurred with the staff report and staff's presentation. Commissioner Wood expressed concern regarding the development of a convalescent home in the condominium/country club area. Mr. West explained that he was trying to keep in the theme of open space. The project would face Country Club Drive, have 24 hour parking with the gate only open during the day. Chairman Crites asked about visitor access for evening hours. Mr. West indicated that the gate attendant could be notified and the guest would obtain access. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. Hearing no one, the public testimony was closed. Commissioner Downs asked if this project was across from the Marriott, and if so, had they been notified. Mr. Sawa replied that the Marriott had been contacted and they had no objections as long as it was aesthetically acceptable. ago Commissioner Wood said that there was a need for this type of project, but that he could not agree with the location. Chairman Crites noted that the neighboring owners do not object and staff does not object. He indicated that some people could have relatives using the facility to keep them nearby. -6- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to approve the findings as presented by staff. Carried 3-0-1 (Commissioner Wood abstained.) Moved by Commissioner Downs, seconded by Commissioner Erwood, to adopt Planning Commission Resolution No. 995, approving PP 84-28 and PMW 84-12, subject to conditions. Carried 3-0-1 (Commissioner Wood abstained.) H. Case Nos. C/Z 84-14 and PP 84-37 - PAUL M. MADISON, Applicant Request for approval of a change of zone from R-2 (residential - one unit per 4000 square feet of lot area) to AHDPR-22 (affordable high density planned residential - 22 units per acre) and approval of a precise plan of design to allow construction of a 14 unit apartment complex at the southwest corner of San Pascual and Santa Rosa. Mr. Smith reviewed the staff report utilizing the video equipment. He explained that if six criteria could be met, the commission could recommend approval. He indicated that #3 and #5 had not been met and recommended denial. Chairman Crites asked what the inherent barriers of this project were. Mr. Smith replied that two parking spaces were short, and that out of the 33% of open space, only 11% was usable. Chairman Crites asked about the differences in percentages between this project and other projects. Mr. Smith indicated that One Quail Place was required to have 50% open space and that in terms of design, the neighboring homes were built before the city incorporated and have been single story, while this project is two stories high. He felt this would become the standard for precedent. vvr„ Chairman Crites expressed concern about refusing someone two stories in an allowable zone. Staff responded by stating that although the property may be entitled to two story development, under the circumstances it may be that a precise plan application utilizing two story development would not be compatible. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. PAUL MADISON, San Bernardino, asked the commission for a continuance. Chairman Crites asked if staff had any objections. Mr. Diaz replied no. Commissioner Wood asked the applicant the reason for the continuance. Mr. Madison indicated that he would like to confer with staff. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to this case. Hearing none, the commission agreed to a two-week continuance. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to continue this case until the meeting of October 16, 1984. Carried 4-0. I. Case No. GPA 84-01 - CITY OF PALM DESERT, Applicant Request recommending to city council approval of a general plan amendment, the housing element. Mr. Drell indicated that suggestions by the State Department of Housing and Community Development had been addressed in the revised housing element and recommended approval. -7- MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 2, 1984 Chairman Crites opened the public testimony and asked if anyone present wished to speak in FAVOR or OPPOSITION to the revised housing element. Hearing no one, the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to adopt Planning Commission Resolution No. 996, recommending to city council approval of the housing element. Carried 4-0. too VIll. MISCELLANEOUS ITEMS A. Case No. PP 84-20 - FRANK GOODMAN, Applicant Request for approval of a precise plan of design to allow construction of a three unit apartment structure in a R-3 zone located on the north side of Candlewood, 150 feet east of Portola and a development agreement pertaining to the utilization of state mandated density bonuses. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, to adopt Planning Commission Resolution No. 997, denying Case No. PP 84-20. Carried 4-0. IX. ORAL COMMUNICATIONS NONE X. COMMENTS A. Commissioner Crites noted that the November 6 planning commission meeting would fall on election day, which would prevent attendance by „,rr several commissioners. He suggested that an alternative date be selected in place of November 6, 1984. After discussion, the commission decided that the meeting date should be changed to October 30, 1984, at 7:00 p.m. Moved by Commissioner Wood, seconded by Commissioner Downs, to adjourn the October 16, 1984, planning commission meeting to October 30, 1984, at 7:00 p.m. B. Commission discussed who would be attending the upcoming courses in Garden Grove on LIMITS IN SUBDIVISION AND OTHER DEVELOPMENT PROCEEDINGS and in Santa Ana on HANDLING LAND PLANNING, DEVELOPMENT, AND ZONING MATTERS. C. Commissioner Wood requested that cutting time on staff presentations be put on the study session agenda for the next meeting. XI. ADJOURNMENT Moved by Commissioner Downs, seconded by Commissioner Erwood, to ajourn the meeting. Carried 4-0. The meeting was adjourned at 9:50 p.m. � y,�t �,s'•.�, .�; `'"fi �".` wry RAMON A. DIAZ, SeHV ATTEST: �� _-_ ---�` BUFa D CRI ES, Chairman /t ry -8-