Loading...
HomeMy WebLinkAbout1203 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - DECEMBER 3, 1985 7:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE NO STUDY SESSION WAS HELD PRIOR TO THE MEETING. 1. CALL TO ORDER Chairman Crites called the meeting to order at 7:00 p.m. 11 . PLEDGE OF ALLEGIANCE Commissioner Erwood 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: Steve Smith Jeff Patterson Dick Folkers Phil Drell Phil Joy Donna Gomez IV. APPROVAL OF MINUTES: November 19, 1985 Request for approval of November 19, 1985 minutes. Action: Moved by Commissioner Richards, seconded by Commissioner Wood, approving the minutes as submitted. Carried 4-0-1 (Commissioner Downs abstained due to absence at previous meeting. ) V. SUMMARY OF COUNCIL ACTION Mr. Smith noted that the city council meeting of November 28, 1985 had been cancelled. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 Vl . CONSENT CALENDAR moo A. Case Nos. PP 84-34, PMW 84-14, and 234 C - GENE SALLY, Applicant Request for approval of a one year extension of time for a 19,000 square foot commercial building in the C-1 zone at the northwest intersection of Highway 111 and Painters Path. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, approving the time extension by minute motion. Carried 5-0. VII. PUBLIC HEARINGS A. Continued Case Nos. GPA 85-4 AND C/Z 85-3 - BIRTCHER/DUNHAM, Applicant Request for approval of a general plan land use element change from medium density residential (5-7 du/acre) to core area commercial and a change of zone from PR-6 (planned residential , six dwelling units per acre) to C-1 (general commercial ) for approximately 10.3 acres and a .r negative declaration of environmental impact for land bounded by E1 Paseo, Shadow Mountain Drive, San Pablo Avenue, and Larkspur Lane. Commissioner Downs informed everyone that he had listened to the tape of the previous meeting regarding this case. Mr. Smith gave a brief outline of the staff report. Chairman Crites opened the public testimony and asked if the applicant wished to address the commission. MR. CURT DUNHAM requested that the commission grant approval of the change of zone and the general plan amendment as submitted. Chairman Crites asked if anyone wished to speak in FAVOR or OPPOSITION to the proposed project. Hearing no one the public testimony was closed. Commissioner Wood indicated that he heard nothing that would change his mind from the previous meeting. 2 r MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 `w Action: Moved by Commissioner Wood, seconded by Commissioner Richards, adopting the findings as presented by staff. Carried 3-2 (Chairman Crites and Commissioner Erwood voting no. ) Moved by Commissioner Wood, seconded by Commissioner Richards, adopting Planning Commission Resolution No. 1104, recommending approval of GPA 85-4, C/7. 85-3, and a development agreement to the city council . Carried 3-2 (Chairman Crites and Commissioner Erwood voting no. ) B. Case No. PP 85-39 - SANBORN AND RYLEE, Applicant Request for approval of a negative declaration of environmental impact and precise plan to allow construction of a one story, maximum 18 foot, 77 room senior citizen housing development on three acres located at the northwest corner of Catalina Way and San Pascual Avenue. Mr. Drell reviewed the staff report and indicated that the one item that needed to be resolved was the affordability requirements, which he explained the facts on. He indicated that the plans meet all R-2, S.P. and S.O. requirements and that he would recommend that the precise plan be approved conditioned on the resolution of the affordability issue at a later meeting. Mr. Drell noted that he could return to the next meeting with the controlled unit information. Commissioner Richards questioned where the income numbers were obtained and if there was any difference in the income average for seniors. Mr. Orel informed the commission that he had obtained his infor- mation from HUD and that there was no special numbers for seniors. He also noted that Mr. Van Cadenhead from the senior center had reviewed these plans and indicated he was in favor of the project. Commissioner Wood was more concerned with what they were going to charge for rent and how the project would fit into the community. Commissioner Richards asked for clarification on the number of allowed units and the involvement of the city with the controlled units. He felt that the city should not be involved with the amount 3 qv. MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 of rent to be charged. He thought that the major factor was that this site could go from allowing 30 units to allowing 77 units. Mr. Drell explained the calculation procedure for senior housing and indicated that the proposed project is within the standards of the existing zone. Chairman Crites indicated that he was familiar with this information which was presented to the commission at the hearing for the Palma Village Specific Plan. Mr. Drell indicated that the city is allowing 48 additional units and that this project will have 1/3 the amount of traffic that any other type of unit would generate. Commissioner Richards felt that the city was taking what other people said as fact as to what the services provided for this project were worth and thought that they should be checked into further so that we know they are accurate. He inquired as to how rent increases would be calculated in the future. Mr. Drell indicated that the city will not be getting involved in calculating the service costs in the future but will tie future increases to a cost of living index. f Commissioner Crites questioned if all units contained kitchens and if all occupants pay for three meals a day, if so, why do they have to pay for both. Mr. Drell replied that all units contain kitchens and also that everyone does pay for the two meals a day. He explained that this type of project is designed for the type of senior that needs a food service so that they would eat properly. The kitchens are provided so that if the senior prefers to cook themselves at times they are able to do so. This kind of project is one step before a convalescent hospital . Chairman Crites opened the public hearing and asked if the applicant would like to address the commission. WENDEL RYLEE indicated that he agreed with all of the conditions except for the public works condition regarding undergrounding of all utilities. He noted that all existing utilities in the area are overhead. Mr. Rylee noted that he would agree to join any future assessment district. Mr. Folkers indicated that this was a standard condition and that the public works department is trying to obtain a goal of under- grounding all utilities. 4 i MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 law Mr. Drell stated that there was an option that when the area is over 50% developed, the condition of undergrounding of utilities could be waived. He noted that the request to join any future assessment district for undergrounding of utilities would be favorable. Chairman Crites asked if a two week continuance would provide staff time to work out the discussion items. MR. RYLEE stated that he would like to have the project approved at this time and the affordability issue put off for two weeks. LEONE SANBORN indicated that this was the first congregate care project in the area and proceeded to explain the project and the services they would offer. Commissioner Richards questioned the background of the applicant's with congregate care facilities. LEONE SANBORN explained that her partner and herself were developers and that they had attended seminars and conferences on congregate care facilities. She indicated that they were not going to manage the facility and that they would have a professional staff trained in this type of work. %ON Commissioner Richards was concerned that capabilities and management skills of the people in charge will not be as good and that if the project were to fail this would be a useless piece of property. He Indicated that he would not approve a project that went from 30 to 77 units when the applicants come here with no track record or experience with this type of project. Commissioner Wood thought that the plan was designed for people that would not have transportation. Mr. Drell indicated that there were 77 parking spaces with 27 covered. It was also noted that only 6% of the people in this type of project have their own car. MR. ROBERT FREE of 48-243 Sagewood Drive have some history on this property. He felt that this was the only type of project for this area and that the city should not be involved in the controlling of the rent. He thought that this was the Ideal project for the area and asked that it be approved. Chairman Crites asked if there were any additional comments, hearing no one the public testimony was closed. 5 1200 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 i Commissioner Richards indicated that he had several questions about this project and that he thought that it was not the philosophy of the senior overlay to grant such a large increase in the number of units to be allowed. He was concerned about the project failing. He also thought the coverage of the site was excessive. Mr. Drell explained that any type of project could fail , not only this type. This project could only be used for the intended use it is built for. City Council has limited this type of unit to a total of 500 to be approved. Mr. Drell noted that we could require a feasibility study. He stated that the coverage of the site was 30% and 50% was allowed under the R-2 zone. Commissioner Downs questioned if there would be a development agreement for the maintenance and upkeep of the grounds, and indicated that there should be one. Mr. Drell explained that these would be conditions of the precise plan but that a development agreement could be an added condition. Commissioner Wood was troubled with the whole application. He explained that he thought this was not what he had in mind even though it meets all requirements. Chairman Crites indicated that all of the data on the type of project that would be developed in this area was seen by the commission when the Palma Village Specific Plan was approved. Everyone voted in favor of the plan. He noted that the first project that is brought before the commission is looked at like it was all new to them. Commissioner Richards indicated that because he voted for the Palma Village Specific Plan doesn't mean he agreed with every part of it. He felt it was his obligation to move with caution, especially with the first project brought to the commission. Commissioner Erwood indicated that he remembered the guidelines that were set up by this commission regarding densities and parking. He thought that the commission should be cautious but he noted that this project does fit into what was established by the commission. Commissioner Richards felt that the city should not get involved with the amount of rent to be charged to seniors without specific Income numbers for retired people. He did like the city council target of 500 units. He indicated that he would like to see someone who is planning to manage this facility and would like the affordable units to be based on actual figures for seniors. 6 S l M I MUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 wow Chairman Crites outlined the three basis issues: Management, mainten- ance bonding in a development agreement and figures to be set to determine affordability that needs to be tied to seniors and not the average income for Riverside County. Mr. Drell indicated that the city's goal is to try and get the rents as low as possible without killing the project. Commissioner Wood indicated that he would submit his concerns with the project in writing to the planning department. Commissioner Erwood questioned the public works condition No. 10 regarding a six foot wide sidewalk. He thought it eight foot sidewalks were required. Mr. Drell explained that the eight foot wide sidewalks were specifically used for the combining of pedestrian sidewalks and bike paths. Also eight foot wide sidewalks are required on major roadways and six foot in residential areas. Commissioner Richards suggested that staff contact other cities that have dealt with congregate care facilities for 3 to 4 years and see what services the city will need to provide and how it has worked for them. He thought that there should be a doctor that worked with the facility directly to be on call . Commissioner Richards suggested that the applicant obtain a copy of the minutes of this meeting and that they address the concerns in writing to this commission. Action: Moved by Commissioner Richards, seconded by Commissioner Wood, continuing Case No. PP 85-39 until January 7, 1985. Carried 5-0. C. Case Nos. PM 21173 and ADJ 85-3 - DOROTHY MENTZER, Applicant Request for approval of the subdivision of a 16,000 square foot lot into two lots with an adjustment to lot size and width, located in a R-1 zone (minimum lot size 8,000 square feet) on the north side of De Anza Way between Santa Ynez and Santa Margarita Avenue, also described as APN 625-071-006 7 MINUTES PALM DESERT PLANNING COMMISSION DECENWR 3, 1985 'I 4 Mr. Phil Joy reviewed the staff report and indicated that staff was recommending approval . Chairman Crites opened the public testimony. MR. JERRY DENNINGTON of A-1 Surveying indicated that he had a problem with condition #3 under community development. He thought that one year would not be enough time to start construction. Mr. Joy indicated that there was a correction on that particular condition from one year to two years and also that it should state recordation of map instead of construction. Chairman Crites then closed the public testimony. Action: Moved by Commissioner Downs, seconded by Commissioner Wood, adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner Downs, seconded by Commissioner Wood, adopting Planning Commission Resolution No. 1105, approving PM 21173 and ADJ 85-3, subject to conditions as amended. Carried 5-0. 1 Vill . MISCELLANEOUS A. Mr. Smith indicated that Mr. Drell would explain an item regarding Vesting Tentative Maps. He thought that planning commission should be aware of the change and explained that there was no need for any action to be taken. Mr. Drell stated that an implementing map act needs to be adopted by January 1 , 1986. The requirement states that once a Tentative Map is approved the conditions that pertain at that time will apply for at least one year after recordation of the final map. The only changes that could occur would be relating to health standards or state requirements. It does allow for fees to be made current at the time of payment. Commissioner Downs indicated that he has been involved with this type of problem before and is glad to see this adopted. IX. ORAL COMMUNICATIONS NONE. i R MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 3, 1985 X. COMMENTS Chairman Crites indicated that he had two items for comment. First, on behalf of the commission members he sent a letter to the former Mayor thanking him for his time, energy and efforts and expressed our appreciation. Chairman Crites explained that he had spoken with the current Mayor regarding the city's insurance expiring. He asked the Mayor to prepare a statement telling each of the commissioners what, if any, risks that they would assume as of Thursday when the city's insurance expires. XI. ADJOURNMENT Moved by Commissioner Downs, seconded by Commissioner Wood, adjourning the meeting. Carried 5-0 The meeting adjourned at 8:55 p.m. RAMON A. DIAZ, Secret w ATTEST: RICHA ERWOOD, ce Chairman /dig 9