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Home My WebLink About0401 M I NiJTES PALM GESEkT PLANNING COMlMISSION MEETING TUESUt�Y - APR I L 2, 198b 7:Uu P.M. - CIVIC CENTER COUNCI� CHAMBER 7:i-510 �RED biARING LIRIVE � � � � � �. � � � x � r,� � � � � �r � � � � �. � � a � -,- s� rdi::l �"11.11�iY `;r.StiICih! 14A5 HFI_[i Ph'IU�' TO TH� MF�F�1�[P�Ci. I. CALL TO �RDER t:hairR�an i;ritz=_. c.,l l�d th;� R��e*;nr� to nrder at 7:c)ij �.m. II. PLEDGE OF F��EGIANCE �.crmrt�l=�ioner Fr7rtlat,��s �ead in the oledne ot :,l leqian�.e. III. ROR_L CALL M�mber�, F'resent: E.+.�fnrd l:,r�t�� Ch.airman Esnb 1i�_�wr�s ni.�-hard �rwaod ,iim F;ichards R�lpn Wno� Memr,ers �+k�sent� i�1r�n� � S?�.a+f F;,r.>ent:: 1;ay tlia: ,Je++ �'attrr=.�n r'h i 1 Cir,�I 1 F'��i ] �.I,��•J T��r,va Mcnroe I V. AR1PftOVAL OF M I NlJTES: i;�nsi.derat.�on of the ��arch 1�:, I.'?�;h, rr,eer i.rg mi.nute,_, Action: Ploved hy ��ommi.s�ai.oner^ WC70C7 ;tronded b;; G�:�IT�R�35510��'Y' F:�.:_nar-d�., ,ipprovinc tr:e mini.ites af M�arch i.;3, 1'-�,_;/_� a� s��omit.ted. C:arrieh 4-!'-1 i 1:lowns ab=.ta ined due t� ahspnc�^, ) V. SI.N�'1ARY OF COIINC I� ACT I ON Mr. Gia.: :sum�r�ari.�ed March �:i, 1=--;/-� �=o+!.n�i1 �cti��ns as pertaini.nq to planniriq commisslc�n. r.. M[NUTES PALM DESERT PLANNING COMMIS510N APRIL 1, 1986 VI . CONSENT CALENDAR � A. Case No. PP 85-3 - DESERT CITIES BAPTIST CHURCH, Applicant Request for approval of a one year time extension for a negative declaration of environmental impact and precise plan of design to allow consfiruction and operation of a church facility. Action: Moved by Commissioner powns, seconded by Commissioner Wood, approving the consent calendar by minute motion. Carried 5-0. VI1 . PUBLIC NEARINGS A. Case Pbs. PP 85-47, C/Z 85-12, and PM 21142 - DALE AND PAMELA SMALLMOOD, Applicants Request. for approval of a negative declaration of environmental impact, preannexation zoning of PR-7, senior overlay, parcel map and precise plan for 572 unit sen9or housing developme�t and potential 180 bed skilled nursing facility on 23 � acres on the north side of Fred Waring 1400 feet east of Cook Street. Mr. Drell reviewed the background of the case and staff report. He not.ed that the issues of concern discussed previously had been addressed and the pl �ns modified to comply with building requirements. Chairman Crites o�ened the public testimony and asked the applicant to address the commission. MR. PAUL SELZER, attorney for Best, Best, & Krieger, requested approval of a negative declaration of Pnvironmental impact, preannexation zoning, precise plan, and parcel map. He addressed the issues of concern from Indian Welis and stated that no evidence had been presented to the pla��ing cortmission or city council that would indicate that. an environmental impact report was necessary. He stated that the proposed project would have less of an impact on air quality, noise, energy, and would provide employment, housing, and have the lowest rate of traffic. He noted that the project was 2 �.ri M[NUTES PALM DESERT PLANNING COMMISSION APRIL l, 1986 „�, self-rontained and indicated that the density would impact the neighbors less than with another type of development. MR. OAVE LEVINSON, architect, explained that the project had been redesigned to fully comply with the ordinance. MR. JOE FOUST, traffic engineer, discussed a sample traffic count that had been taken during Easter week, as well as acceleration and deceleration lanes and peak hour traffic impacts. MR. HAROLO HOUS�EY, engineer, addre5sed the issues of drainage, circulation of water, and comments from Indian Wells for the record. He stated that undergrounding of power poles were the standard requirements and indicated agreement to a reas�nable cost. MRS. PAMELA SMALLWOOD, applicant, described the amenities of the pro,ject as well as distinguishing between the three different types of senior housing that would be provided by the project. Chairman Crites noted that he had been in a pro,�ect in Phoenix Arizona that was designed by Danmoore Co. and indicated that they �... provided a number of rooms for quests. He asked Mrs. Smaliwood if that was an option. Mrs. Smallwood replied that it had been recommended and was a pc�ssibility. Chairman Crites asked about full kitchen facilities 9n the congregate section. Mrs. Smallwood stated they woutd be in all units and also outlined the food service program that would be provided. Chairman Crites asked if anyone present wished to speak in FAVOR of the proposed project. MR. ED DONATELLI , 43-555 Deep Canyon, stated that he was happy that the planning commission was considering seniors. He stated that he was a volunteer for meals on wheels and expressed the importance of seniors having meals on time. He recortunended approval of the project. MS. EMMA BROWN, senior senator of Riverside County, Office on Aging. She stated that she was excited about a pro,ject of this type being provided and indicated that it would be the oniy one in Riverside County. She hoped the planning cortmission wouid consider all the issues and approve the pro,ject so that they 3 +... � MTNUTES PALM DESERT PLANNING COMMISSION APRII 1 , 1986 could begin as soon as possible. She noted that the warm �1 desert climate was good for senior citize�s. MS. JEAN MICHAELSON, Office on Aging in Palm Desert, also spoke in support of the project. MR. RALSTON CALVERT, 43-755 Louisiana, stated that he retired from the city of Palm Desert and supported the project. MR. PAUL SELZER, again spoke in support of the project and recommended approval . Chairman Crites asked if anyone else wished to speak regarding the project. There being no one else, the public testimony was closed. Commissioner Wood stated that he felt the issues of concern from both the commission and [ndian Wells had been addressed, and stated that in his opinion an environmental impact report was not necessary. Commissioner Richards spoke in support of an environmental impact report because of concerns with the proposed location of the project. He indicated that he would like to see the developme�t i� a different area, and discussed problems with the city trying to develop the interior areas of the city, as well as impacts from the high school � and convention center. Commissioner Erwood stated that because of his absence at the February 4, 1986 meeting, he would be abstaining. Commissioner powns expressed concern regarding a letter received from the Riverside County Planning Department on flooding and indicated that his vote would remain the same. MR. HARULD HOUSLEY, explained that regarding that southerly slope, Coachella Valley Water District was requiring that he provide slope protection in the form of concrete and/or grass. Chairman Crites asked Mr. Housley if he agreed to the requirement. Mr. Housley replied yes. Chairman Crites expressed concern over tocation, density suitability, and traffic impacts. Mr. Diaz indicated that of hotel , multi-family residential , and single family units, senior housing provided the least amount of traffic impacts and would be less environmentally intense and noted that traffic and land use impacts would be more intense. Mr. Drell indicated that senior developments have a 4 � MINUTES PALM DESERT PLANNING COMMISSION APRIL l, l986 ,�„ greater amount of open space and generally more outdoor space. Chairman Crites noted that it met all code requirements and indicated that no one from the neighborhood showed up to speak in opposition. At this point someone from the audience asked to address the cortxn i s s i on. Chairman Crites reopened the public testimony. MR. CHUCK STROTHERS, Vellie Way, spoke representing the owners of 42 acre parcel across from the applicant. He spoke against three story and the adverse impact on the single famlly units to the west. He reminded commission that he had been before them 18 months earlier and was granted seven units per acre and felt that if they were to approve this, they would be changing the rules for property not in the city at this time and would be opening the door for future projects. MR. PAUL SELZER replied that the three story building had been relocated away from the single family residents and has no impact on the single family residents. He noted that intensity of this pro,�ect was less that what would be allowed if the city approved a One Quail Place or hotel . He also stated that it was l .6 miles from the senior center and 3.4 miles from Good r,.. Samar i tan. Chairman Crites closed the public testimony. Chairman Crites indicated that the senior overlay was designed to meet a need of senior housing and to provide economic incentives for the Palma Village area. Commissioner Richards stated that he was always against three story buildings for seniors because of problems with stairs and elevators. He indicated that he was not against the pro,ject in general . Commissioner Wood stated that nothing had changed his mind, that this type of development was less disturbing than others, and indicated that he was ready for a motion. Action: Moved by Commissioner Wood, seconded by Commissioner powns, directing staff to prepare a series of resolutions of approval , a development. agreement , and certification of a Negative Deciaration of 5 �r.. MINUTES PALM OESERT PtANNING COMMISSION APRiI l, 1986 Environmental Impact . Carried 3-1-1 (Richards voted no, Erwood � abstained due to absence at first meeting discussion. ) 8. Case Nos. PP 84-24B and DA 84-8A - RICHARD GLOVER AND JOHN MARTINEZ, Applicants Request for approval of an amendment to an approved precise plan for a 26 unit housing development at the southeast corner of Park View Drive and Fairhaven Drive to relocate garages and create through circulation and amendment to a 25� density bonus development agreement providing controlled low/moderate rental rates. Mr. Drell outlined the salient points of the staff report a�d recommended approval . Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. CHARLES MARTIN, architect, reviewed the design of the pro,ject, the carports, landscaping, elevation and parking circulation. � Chairman Crites asked is anyone present wished to speak in FAVOR or OF'POSITION to the proposed. MR. JACK BENNETT, one of the five lot owners, spoke regarding the project. MR. TERRY NICHOIS, 72-860 San ,luan, asked for and received ciarification regarding access to Fairhaven and Park View. Staff recommended against having access onto Fairhaven and also discussed the possible vacation of Fairhaven. Mr. Nichols indicated that he was not against the development of the property, but expressed concern regarding density. MR. BENNETT indicated that there would be seven units and noted that there were five separate legal parcels of land. Chairman Crites closed the public testimony and reminded cortxnission that the request was for an amendment to the plan. Mr. Drell noted that as a condition of approval , the applicant must obtain approval of the street vacation. 6 ��ri MINUTES PAIM DESERT PLANNING COMM[SSION APRIL 1, 1986 � Action: Moved by Commissioner powns, seconded by Commissioner Wood, adopting the findings as presented by staff. Carried 4-1 (Richards voted no. ) Moved by Cortmissioner powns, seconded by Commissioner Wood, adopting Planning Commission Resolution No. 1129, recommending approval of DA 84-8A to city council . Carried 4-I (Richards voted no. ) A FIVE MINUTES RECESS WAS CALLED AT 9: 13 P.M. C. Case No. PP 86-9 - DAVE MANOOF<IAN, Appiicant Request for approval of a precise plan of design to allow 24 residential units and a negative declaration of environmental impact as it relates thereto, for a 60,570 square foot property in the R-3 zone, located at the southeast corner of San Pablo and Santa Rosa. Mr. Diaz outlined the salient points of the staff report and recommended approval . Chairman Crites opened the pubiic testimony and asked the applicant �... to address the commission. MR. BERNARD LEUNG, architect, indicated that this was the first project for the north side area. He noted that it was within the setback requirements and outlined some of the amenities. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR. TOM BRANICK, 44-160 San Pablo, felt it was a very good project. He indicated that he had asked for a six foot wall and equipment moved from the property line and noted that this had been done. Chairman Crites closed the public testimony. Action: Moved by Commissioner powns, seconded by Commissioner Wood, adopting the findings as presented by staff. Carried 5-0. Moved by Cortxnissioner powns, seconded by Cortmissio�er Wood, adopting 7 �.. MINUTES PALM DESERT PLANNING COMMISSION APRIL 1, 1986 Planning Cort►mission Resolution No. 1t30, approving PP 86-9, sub,�ect � to conditions. Carried 5-0. Q. Case No. PP 86-10 - DAVE MANOOF<IAN, Applicant Request for approval of a precise plan of design to allow 16 residential units and a negative declaration of environmental impact as it relates thereto, for a 40, 758 square foot property in the R-3 zone, located on the west side of San Rafael , 100 feet south of Catalina Way. Mr, Diaz outlined the salient points of the staff report and recommended approval . Chairman Crites opened the public testimony and asked the applicant to address the cortmission. MR. BERNARD LEUNG, architect, reviewed the amenities of the project. He indicated that a wall had been built by the neighbor to the south. He stated that. he would like to replace the 4' wall to the south with a 6' wall and eliminate any � vacant land between the properties. Chairman Crites asked if anyone present wished to speak in FAVOR or UPPOSIT[ON to the proposed. MS. VERONA STUART, 44-476 San Rafael , asked for clarification regarding setbacks, height, sewer connections, and rental of the property. Mr. Leung clarified these points. MR. DAN HOYER, 44-505 San Carlos, expressed concern for traffic impacts on Catalina and suggested stop signs for San Rafael and San Carlos. Mr. Diaz informed Mr. Hoyer that the issue of stop signs being warranted would have to be taken to the traffic committee and recommended that he contact the public works department. Chairman Crites closed the public testimony. Chairman Crites felt t.hat 16 residential units would not create an enormous traffic impact and also suggested that Mr. Hoyer talk with the technical traffic committee via the public works department. 8 � MINUTES PALM DESERT PLANNING COMMISSION APRIL 1 , 198b r... Action: Moved by Commissioner powns, seconded by Commissioner Wood, adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner powns, seconded by Commissioner Wood, adopting Planning Commission Resolution No. It31 , approving PP 86-10, subject to conditions. Carried 5-0. E. Case Nos. PP 8b-12, CUP 86-12 ar�d DA 86-2 - L s T DEVEZOPrlENT, Applicant Request for approval of a negative declaration of environmentai impact , precise plan , conditional use permit, and development agreement for a 20 unit senior citizen apartment pro,�ect on 1 .8 acres within the R-2 senior overlay zone at the southwest corner of Catalina Way and San Carlos Avenue. Mr. Drell outlined the salient points of the staff report and recortmended approval . i.... Chairman Crites o�ened the public testimony and asked if the applicant wished to address the commission. MR. FRANZ TIRRE, applicant, stated that he has a remodel program that should increase the attractiveness of the neighborhood and dfiscussed the development agreement requirements. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR. DAN HOYER spoke in favor of the project and asked for and received clarification regarding minimum age and possible conversion to something other than senior housing. Mr. Orell indicated that it would require an amendment to the conditional use permit and stated that the pro,�ect would have to be physically changed. Chairman Crites closed the public testimony. 9 �.. KINUTES PALM DESERT PLANNING COMMISSION APRIL 1, 1986 Commissioner Richards indicated that this pro,�ect complied with what � had been envisioned for this area. Action: Moved by Commissioner Richards, seconded by Commissioner Erwood, adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Cortmissioner Erwood, adopting Pla�ning Cortxnission Resolutto� No. 1132, approving PP 86-12 and CUP 86-12, sub,ject to conditions. Carried 5-0. Moved by Commis5ioner Richards, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1133, recommending approval of OA 86-2 to city council . Carried 5-0. F. Case Nos. GPA 86-1, C/Z 86-2 and PP 86-7 - G.K. RANNEY, INC. AND PALM DESERT GARDENS, Applicants Request for approval of a general plan amendment from medium density residential (5-7 du/ac) , date palm preserve to high density residential (7- 18 du/ac) , a zone change from open space, natural factors overlay to R-3 (3) (3,000 square foot land area per du) , and a precise plan to � allow co�struction of 468 two story residential units on 39 acres located at the northeast corner of Fred Waring Drive and Deep Canyon Road. Mr. Joy outlined the salient points of the staff report and the reasons for the recommendation of denial , noting that only one-eighth of the surrounding property would be compatible with two story development and that the city did not need more rental housing in the city at the present time. (t was suggested that a motion for denial be made. After discussion, the attorney recommended that the commission listen to the presentation from the applicant. Chairman Crites opened the public testimony and asked the applicant to address the cortxni ss i on. MR. ROBERT RICCIARDI , 45-275 Prickly Pear Lane, explained why he was asking for this pro,�ect and outlined why it would be suitabie for the area. He also gave a slide presentation 10 � MINUTES PAIM DESERT PI.ANNING COMMISSION APRIL 1, 1986 �.�. showing the different style possibilities available for this type of plan, the amenities, landscaping, and noted its location to the college, sports complex and future high school . Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MS. ELEANOR FALK, Z150 Sunshine Circle North - Paim Springs, stated that she owns property in the city of Palm Desert and ob,�ected to the commfssion asking for a motion of denial before hearing from the developer and felt that the commission had made up its mind before hearing all testimony. She spoke in favor of the pro ject and asked that the cortxn t ss i on rea 1 1 y 1 i sten to the facts being brought forth. MR. DAVID MITCHELI., Indio, owner of date grove, expressed a desire to see the land developed. He felt that they could not farm that land forever. MR. DON DAVIS, 44-069 Coran Court, presented a petition with 40 names for the comnission in opposition because of the two story buildings, 12 units per acre, and any apartment development because of traffic and the detriment to property values. '� MR. DON YOUNG, Hidden Palms resident, spoke as being a 10 year resident stated that he was opposed to open space at 5-7 being changed to l2 residential units and felt that this was not the time to do a development of this magnftude. M5. JOYCE DURAN, 44-66t Monaco of Hidden Palms, spoke in opposition to the project. MR. AKAIO, Hidden Palms, spoke against traffic and anything over 4-6 dwelling units per acre. He felt that apartment facilities on Country Club and Fred Waring should be fflled before building more. MS. CNARLOTTE ANDERSON, Hidden Palms, spoke against additional traffic. MS. PAT GORDON, 44-239 Orofino Court, concurred with what had been said previously and indicated that traffic congestion was too heavy. She felt that the property should be developed in a similar manner as their development. 11 r.�. MINUTES PALM DESERT PLANNING COMMISSION APRIL 1, 1986 , MS. D1ANE GAMBLE, 74-420 Goleta, stated that people with children prefer single family homes and was against an apartment pro,ject. Chairman Crites asked if the applicant wished to make any further comments. MR. RICCIARDI indicated that traffic would always be a problem, but felt that the pro,�ect was in an ideal location and that people with chiidren would move here to use the sports complex, schools, the college, as well as the new high school . He noted that children using the park wouid not have to use main street to get there. He asked that the cortxnission take time to consider the proposal . Chairman Crites closed the public testimony. Commissioner Richards stated that he believed in apartments and apartment projects for children, but reiterated that the city did not wish to see any further rental housing proJects approved at this time. Commissioner Erwood indicated that to approve a general pian � amendment the applicant must show just cause for the change. He felt � that. it was not done in this case. Cortimissioner powns stated that he was in total agreement with what the city had to say. Commissioner Wood stated that when he read the staff report and heard their presentation he was in agreement with them and the city's policy to wait and see. Chairman Crites commented that if the commission were inflexibie, the first public hearing would have gone down in defeat and objected to any statements regarding the integrity of the cortxnission. He stated that he had no objection to rental units or children. He indicated that it was the obligation of the applicant to provide reasons for changing to a h9gher density and noted the incompatibility of the pro,ject to the surrounding properties. Commissioner R9chards urged the applicant to meet with staff to come up with a viable solution for the development of that property. Action: s 12 MINUTES PALM DESERT PIANNING COMMISSION APRIL 1, 1986 � Moved by Commissioner Richards, seconded by Commissioner powns, adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Cortxnissioner Qowns, adopting Planning Cortmission Resolution No. 1134, denying GPA 86-1 , C/Z 86-2, and PP 86-7. Carried 5-0. G. Case No. TT 21493 - MILLOM INOUSTRIAL I1, Applica�t Request for approval of a one lot tract map for condominium purposes for a previously approved industrial building located on Corporate Way, 250 feet south of Hovley Lane. Mr. Diaz outlined the salient points of the staff report, recommended approval , and noted that the appltcant could not attend the meeting. Chairman Crites opened the public testimony and asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, the public testimony was ciosed. Action: Moved by Commissioner Erwood, seconded by Commissioner powns, "'� adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner Erwood, seconded by Commissioner powns, adopting Planning Commission Resolution No. 1135, approving TT 21493, subject to conditions. Carried 5-0. VIII. MISCEILANEOUS Mr. Diaz distributed north sphere plan proposals for review by Chairman Crites and Commissioner powns. tX. ORAL COMNUNICATIONS NONE. X. (:OMMENTS A. Commissioner Wood noted that the commission was receiving many requests for senior housing projects and requested that stafF 13 .... MINUTES PALM DESERT PLANNING COMMISSION APRIL 1 , 1986 prepare a report showing the three types of senior projects that have been approved, their location, number of units, as well as pro,�ects being proposed on a map for cortmission review. B. Mr. Diaz reminded commission that the next proposed joint meeting would be April 25, 1986, and suggested that the report on the senior pro,�ects be presented then. Cortmission concurred. C. Chairman Crites also reminded comnission about the special meeting on April 8 at 7:00 p.m. regarding the high school access road. XI. ADJOURNMENT Moved by Commissioner powns, seconded by Commissioner Richards, adjourning the meeting. Carried 5-0. The meeting was adjourned at 11 :28 p.m. . y..-:: .�► �'! . RAMO A. DIAZ, Secr ta � � ATTEST: , , �� , - . �- - . , . , ; ,. ,,, � /� � , � - �_ -- � '/ .y�_ BUFO� CRITES, Chairman � /tm � 14 � �