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HomeMy WebLinkAbout0917 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - SEPTEMBER 17, 1985 2:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE � if M M It ff 11 # if 1f 1 iF N N M M M M M if Ik 3f M if if iF 3f ■ N ,f M N k k i1 M if !f M R NO STUDY SESSION WAS HELD PRIOR TO THE MEETING. I. CALL TO ORDER Chairman Crites called the meeting to order at 2:03 p.m. 11. PLEDGE OF ALLEGIANCE Commissioner Wood lead in the pledge of allegiance. III. ROLL CALL Members Present: Buford Crites, Chairman Bob Downs Richard Erwood Jim Richards Ralph Wood Members Absent: None Staff Present: Ray Diaz Doug Phillips �••� Greg Holtz Steve Smith Phil Joy Tonya Monroe IV. APPROVAL OF MINUTES: Consideration of the minutes from September 3, 1985. Chairman Crites requested that the words "at this time" be inserted in paragraph 2 of page 15. Commissioner Wood requested clarification of a sentence beginning on page 13. The sentence was amended. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, approving the September 3, 1985, minutes as amended. Carried 5-0. V. SUMMARY OF COUNCIL ACTION Mr. Diaz gave a brief summary of the city council actions from September 12, 1985. Chairman Crites thanked Commissioner Wood for attending that meeting in his place. 1r.n MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 low V1. CONSENT CALENDAR A. Case Nos. PP 84-28 and PMW 84-12 - NEUFELD INVESTMENTS, Applicant Request for approval of a one year time extension for a precise plan of design and parcel map waiver allowing construction of a 117 bed convalescent (non-ambulatory) facility and 210 bed ( 105 units) residential care (retirement) facility on 9.9 acres located on the north side of Country Club Drive, 2600 feet west of Cook Street. B. Case No. PMW 85-17 - WESTERN COMMUNITY DEVELOPERS, Applicant Request for approval of a parcel map waiver combining three parcels of the 512 unit "Country Club Villas" project as required by their precise plan. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, to approve the consent calendar by minute motion. Carried 5-0. arl VII. PUBLIC HEARINGS A. Continued Case Nos. PP 85-18 and PM 20573 - CARVER COMPANIES, Applicant Request for approval of a 10 lot parcel map in the PR-5, PR-10, and PC-2 zone, precise plan of design, and negative declaration of environmental impact to permit the development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. Mr. Diaz outlined the addendum to his original staff report and explained that the applicant was willing to place a $1 ,000 per acre fee for the assessment. He noted that the cost of Cook Street would be greater then Monterey because of the bridge. 2 ail MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 Commissioner Richards indicated that it had been firmly established �.. in the past that when a developer asks for changes, the commission has the ability and right to request certain things of such as joining an assessment district, and that all projects along Monterey and Cook have been required to at least be acceptable to joining an assessment district. Commissioner Richards felt some better numbers were needed for determining costs and noted that most of the cost is basic engineering and study costs. He indicated that a Haver Group study was done in 1980 which could be of help. He felt that the commission should have asked prior developments to join an assessment district. Commissioner Wood outlined the purpose of the North Sphere Assessment District and North Palm Desert Improvement Association and indicated that Mr. Carver had probably been exposed to these districts and asked if he was a participant in the North Palm Desert Improvement Association. Mr. Carver concurred. Mr. Diaz noted that a portion of the map refers to the north area and that the biggest item not included was the Interstate 10 extension, which would be of major importance to the Marriott. Mr. Diaz felt that all developed property should be assessed and indicated that the approximate cost was $16 million for the hook up at the street and the north sphere would be approximately $8 million. +r Commissioner Downs stated that the reason that he had originally brought this matter up was because of a letter received from Mr. Richard Beck of the Desert Sands Unified School District. Mr. Diaz stated that a letter was received and that he thought a bridge should be installed. He noted that the applicant was willing to pay the $81 ,000. Mr. Diaz explained that a committee was established previously to study the Cook Street bridge. He noted that at that time, the people involved indicated that they would not be willing to join such an assessment district. He suggested that it be pursued once again. He stated that a committee has been established to study the Interstate 10 extension at Cook and that Mr. Steinberg (property owner) has requested that the matter be brought up again. Commissioner Richards noted that there are also projects dealing with industrial buildings that would benefit from the bridge over wash and Interstate 10 extension. Chairman Crites suggested that this be brought to the October 3 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 meeting with planning commission and city council . Mr. Diaz coo concurred that it should be discussed then. Mr. Phillips felt that a statement should be included in which the applicant agrees to participate in the assessment district for a "reasonable amount," not tied to a specific amount. Mr. Diaz proceeded to finish the outline of his report and suggested that the commission might consider using a development agreement as a specific tool for approval of the precise plan. He felt that a subcommittee of two members each of the commission and council could be formed to discuss this and the commission could grant approval of the parcel map to establish the land configuration for the design of the development of the area. Chairman Crites felt that the type of facility proposed was one of several items for a specific committee to discuss and also the items Mr. Carver wishes to bring before the commission. Commissioner Richards noted that the project utilized one of the more unique mixed uses. He felt the precise plan and parcel map should be considered separately and a committee established, on which he would be willing to serve. J Commissioner Wood asked if the staff recommendation on page 2 of the report still stood. Mr. Diaz concurred. Chairman Crites opened the public testimony and asked Mr. Carver to address the condition of joining an assessment for a "reasonable amount" and splitting the parcel map and precise plan/development agreement. MR. BILL CARVER stated that he was looking forward to meeting with the commission and council to study a development agreement. He explained that he was faced with two assessments outlined by Commissioner Wood. He noted that the improvements suggested by Commissioner Downs regarding improvements of Cook at the bridge and Interstate 10 was covered by a study done by Haver five years previously, which stated an approximate cost of $670 per acre at that time. He explained that was how he came up with his original figure of $1 ,000 per acre. He indicated that he would accept "reasonable" as an additional condition on the parcel map. Chairman Crites explained that if the commission would use the fees on the parcel map with the provision as to definition of terms of 4 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 what the assessment district is deemed. Mr. Carver replied that he felt that he should not be paying other people's bills. Commissioner Richards felt the bridge and Interstate 10 extension were specific concerns and that a district for the bridge and freeway and overpass and suggested a district formed by Indian Wells and the city, since the extension would provide the main entrance into Indian Wells and stated that a clarification should include all the parties from Cook to Vintage. Chairman Crites asked if staff was willing to work with Mr. Carver to development a statement of purpose or philosophy regarding the assessment districts to be acceptable to both parties and condition the temporary parcel map for approval to avoid delay. Commission, staff, and Mr. Carver found this acceptable. Chairman Crites stated that the meeting with Mr. Carver, Commissioners Erwood and Richards, and the city council , would be arranged for the earliest possible time. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, the public testimony was closed. Action: Moved by Commissioner Richards, seconded by Commissioner Wood, to recommend approval of PM 20573 and continue PP 85-18, noting that Mr. Carver agreed to join an assessment district for "reasonable fees" and that a committee consisting of two planning commissioners and two city council members would be formed to prepare a development agreement. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1081 , approving PM 20573 subject to the attached conditions. B. Case No. PP 85-23 - TRIAD DEVELOPMENT COMPANY, Applicant Request for approval of a negative declaration of environmental impact and a precise plan of design to allow construction of an industrial complex (two story) with 62.634 square feet in the S. I . , S.P. (service industrial with a scenic preservation overlay) zone on 3.6 acres located at the southwest corner of Cook Street and Hovley Lane. 5 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 9 i Mr. Smith outlined the salient points of the staff report and recommended approval . He suggested that public works condition ##12 have "and Cook Street" added. He stated that the applicant was requesting access to Cook Street with right turn in and right turn out. Staff felt that the access onto Cook should be deleted. Mr. Greg Holtz explained that because of the high speed and volume of traffic on Cook, a traffic hazard would be created by slow moving traffic pulling onto Cook. Commissioner Downs suggested a lane be used as a turning/acceleration lane. Mr. Holtz replied that the lane was a parking lane only. Commissioner Richards explained to public works staff the importance of access onto Cook for a developer and felt some concession on the part of public works should be made and commented on the change in usage to office spaces. Mr. Diaz replied that office uses in the industrial park was appropriate and would probably be the type that would generate minor traffic by itself. Mr. Diaz suggested that construction of median strips on Cook and the acceleration problems could be solved by painting the curb red for no parking. Commissioner Erwood felt that parking along Cook Street was more hazardous than access onto Cook. Chairman Crites suggested using the area as a deceleration lane. Mr. Diaz felt that parking would provide a better solution. Commissioner Richards stated that the city should work out some type of agreement to provide access for the developer. He noted there were many other entrances from Cook Street with no medians and indicated that the road was very wide at that point. Mr. Holtz stated that Mr. Folkers would agree to access onto Cook providing the driveway entrance was moved south 50 feet and the median constructed. Chairman Crites indicated that the applicant should also address the issue of joining an assessment district or districts to be established. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. CHUCK STROTHER, described the building and indicated that he was installing more parking than required and that 25% would 6 two i MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 .... be covered. He stated that access to Cook was vital to the success of his project. He noted that traffic access would be south bound only onto Cook with other access being at Eclectic and HovIey. He informed the commission that as part of the fire marshal condition, curb along Cook Street in front of a fire hydrant would be painted red and he had no problems with moving the entrance 50 feet further south. Commissioner Wood asked if the applicant was agreeing to the installation of one-half landscaped median as per condition #12 under public works. Mr. Strother concurred. Commissioner Wood asked Mr. Strother what type of offices would be occupying his building. Mr. Strother replied that he did not know at the present time, but was expecting offices such as contractors and bookkeeping. Commissioner Richards stated that under discussion with Mr. Carver a possible assessment district was mentioned. Commissioner Richards asked if the applicant understood the format of a assessment district and if he would be willing to join a district for a "reasonable" assessment. Mr. Strother indicated that he would be in favor if it was reasonable. Chairman Crites instructed staff to add that condition. Mr. Diaz explained that it would state that the applicant agreed to join an assessment district for Cook and bridge that would provide a reasonable assessment as condition #10 under department of community development. Commissioner Wood clarified that if the property owner felt that the amount was unjust, he could ask for an adjustment. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR. JIM PIERCE, Cove Management Services, explained that a Cook Street address and access would be a great benefit. Chairman Crites closed the public testimony. Chairman Crites reviewed the public works condition regarding right of way curb, red line, and movement of access 50 feet. Applicant concurred with the conditions. Action: 7 imp MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 Moved by Commissioner Wood, seconded by Commissioner Richards, approving the findings as presented by staff. Carried 5-0. Moved by Commissioner Wood, seconded by Commissioner Richards, adopting Planning Commission Resolution No. 1082, approving PP 85-23, subject to conditions as amended. Carried 5-0. C. Case No. PP 85-24 - I.M. EIGHT, Applicant Request for approval of a negative declaration of environmental impact and a precise plan of design to allow construction of an industrial building with 6,000 square feet in the S. I . , S . P . ( service industrial with a scenic preservation overlay) zone on .33 acres located on the south side of Mediterranean Avenue. Mr. Diaz explained that this request and the next one should be considered at the same time as they were twin buildings. Mr. Smith outlined the salient points of the staff report and recommended approval with the deletion of condition ##11 . Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. BILL OCASIA, architect, explained that a sidewalk on Mediterranean was being required that would delete five feet of landscaping. Chairman Crites explained that this was the policy until further direction from the city council . Mr. Ocasia informed the commission that his parking and driveway would extend across four lots and indicated that more landscaping could be added for any walking to be done. Commissioner Richards replied that if city council so deems, sidewalks in the industrial area would be required of new developments. Commissioner Richards stated that he would like it stated in the conditions that the installation of sidewalks be required unless directed otherwise by the city council . Commission recommended that the applicant appear before the city council if he objected to this. Commissioner Wood felt that each case should be considered Individually. 8 r MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 """ MR. ROBERT ORR, owner, agreed to join an assessment district for the Interstate 10 extension and bridge on Cook if it was fair. He felt that the Vintage and others along Cook should be included. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, the public testimony was closed. Action: Moved by Commissioner Richards, seconded by Commissioner Erwood, approving the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1083, approving PP 85-24, subject to conditions as amended. Carried 5-0. D. Case No. PP 85-25 - I .W. SIX, Applicant Request for approval of a negative declaration of environmental impact and a precise plan of design to allow construction of an industrial building with 6,000 square feet in the S. I . , S . P . ( service industrial with a scenic preservation overlay) zone on .34 acres located on the south side of Mediterranean Avenue. As stated above, the discussion for PP 85-24 applies to this case also. Action: Moved by Commissioner Richards, seconded by Commissioner Erwood, approving the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1084, approving PP 85-24, subject to conditions as amended. Carried 5-0. E. Case Nos. PP 85-26 and PMW 85-16 - ROYCE CONNER, Applicant Request for approval of an eight unit single story apartment complex located in an R-3 (4) zone at the northeast corner of Santa Ynez and Alessandro. 9 %No MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1965 Mr. Joy outlined the staff report and recommended approval . ri Chairman Crites opened the public testimony and asked the applicant if he wished to address the commission. The applicant indicated no. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR . DONALD TAYLOR , owner of rear property, asked for clarification regarding the wall . Chairman Crites suggested that the applicant talk with the developer and called a five minute recess. After Chairman Crites reopened discussion, Mr. Taylor indicated that he had no objection with the project. Chairman Crites closed the public testimony and asked for a motion. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, approving the findings as presented by staff. Carried 4-0 (Commissioner Wood was temporarily absent. ) Moved by Commissioner Downs, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1085, approving PP 85-26 and PMW 85-16, subject to conditions. Carried 5-0. F. Case No. PP 85-27 - ED MARK, Applicant Request for approval of two 14,000 square foot industrial buildings in a service industrial zone located at the southeast corner of Cook Street and St. James Place. Mr. Joy reviewed the staff report and indicated that the applicant had agreed to provide sidewalk on Cook. He noted that the assessment district condition would also apply in this case and stated that an additional condition for payment of Fringe-Toed Lizard fees would be added. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. ED MARK, owner, spoke in favor of participating in an assessment district. 10 s MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, the public testimony was closed. Action: Moved by Commissioner Richards, seconded by Commissioner Downs, approving the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1086, approving PP 85-27, subject to conditions as amended. Carried 5-0. VIII. MISCELLANEOUS ITEMS A. OUTSIDE ORGANIZATION RESPONSE OR COMMENT TO PLANNING COMMISSION CRITERIA. Commissioner Richards felt that the letter was done well . Commission discussed who would use the letter and when it would be submitted. lo„ Chairman Crites suggested the deletion of "and Palm Desert is no exception" on line one, and the addition of "when testimony is submitted" in paragraph 2. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, approving the letter. B. Chairman Crites informed the commission of city council concern for height limits along Monterey and Fred Waring creating a tunnel effect and asked for two members of the commission to serve on a committee to study this. Commissioners Erwood and Richards were selected. IX. ORAL COMMUNICATIONS MR. SANDY BAUM, 45-800 Deep Canyon Road, discussed the industrial park and its design and future use. Mr. Baum also expressed concern regarding landscaping along E1 Paseo and Highway 111 when the owner does not take care of it and its in the public right of way. 11 wr MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 a f Commission indicated that this was an item that could be discussed 1 by the committee discussing heights, densities, and setbacks. Commissioner Wood stated that he would like to appear before that committee as a citizen. Chairman Crites suggested that at the first meeting the committee could determine if they wished to take outside testimony. X. COMMENTS Commission discussed appointing two commissioners to the committee to discuss Mr . Carver ' s project . It was determined that Commissioners Erwood and Richards serve on that committee also, and suggested that the council members serving on the height committee also serve on this committee. Chairman Crites recommended that Commissioner Erwood serve as chairman for the Carver development agreement committee. Chairman Crites suggested discussing the assessment district and Cook Street interchange and bridge at the joint meeting. Commission concurred. Commissioner Richards suggested that staff study all large pieces of undeveloped land that could potentially need an assessment district formed for future development. Chairman Crites noted that a Rancho Mirage planning commissioner had expressed concern for the provision of covered parking in the valley. Chairman Crites suggested that staff come back with some viable alternatives ( i .e. shade trees like in the Safeway parking lot) for natural covering. Commissioner Richards noted that the Hyatt had plans in the past that provided natural covering and felt it would be worth hearing input on. Chairman Crites asked if staff could prepare a report on the issue. Staff concurred. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, directing staff to prepare a report on provision of shade trees for covered parking. Carried 5-0. Chairman Crites felt this could be a discussion item for the joint commission/council meeting. 12 ° MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 +�•• Commissioner Richards suggested that this be accepted as part of the beautification and enhancement of the city. Commissioner Richards also suggested a program to relieve the problem of landscaping that is not cared for ( i .e. Desert Falls) with the placing of a lien on the property for the abatement of weeds. Mr. Diaz indicated a street tree program and all its ramifications. Chairman Crites indicated that the item of public landscaping bonding would be suggested. Mr. Sandy Baum indicated that he would be appearing before the El Paseo Merchants Association to discuss signs in the median aisles. Commissioner Richards noted that nice signs could benefit visitors in locating specific shops. Mr. Baum stated that in the past city council has discussed this regarding size and distance. Chairman Crites explained that this was discussed at the last joint commission/council meeting and will be discussed as a past item at the next meeting. X1 . ADJOURNMENT Moved by Commissioner Downs, seconded by Commissioner Richards, adjourning the meeting. Carried 5-0. The meeting was adjourned at 4:38 p.m. RAMON A. DIAZ, Secretary ATTEST: BUFORD. CRITES, Chairman 13 Taw