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HomeMy WebLinkAbout0916 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - SEPTEMBER 16, 1986 7:00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE STUDY SESSION WAS HELD PRIOR TO THE MEETING BEGINNING AT 5:00 IN THE COUNCIL CHAMBER CONFERENCE ROOM. 1. CALL TO ORDER Vice Chairman Erwood called the meeting to order at 7:00 p.m. 11 . PLEDGE OF ALLEGIANCE Commissioner Downs led in the pledge of allegiance. Ili . ROLL CALL Members Present: Rick Erwood, Vice Chairman Bob Downs Jim Richards Carol Whitlock Members Absent: Buford Crites Staff Present: Steve Smith 49 . Timothy Connors Phil Drell Tonya Monroe IV. APPROVAL OF MINUTES: Consideration of September 2, 1986 minutes. Action: Moved by Commissioner Richards, seconded by Commissioner Downs, approving the September 2, 1986 minutes. Carried 4-0. V. SUMMARY OF COUNCIL ACTION Mr. Smith summarized council action from its meeting of September 11 , 1986. V1 . CONSENT CALENDAR A. Case No. PMW 86-17 - KWL ASSOCIATES, INC., Applicant Request for approval of a parcel map waiver to create one parcel to facilitate construction of a commercial project combining the east 112. of Lot %NW MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 157 and all of Lots 158 and 159 of Palma Village, goo Unit #7. B. Case No. PMW 86-19 - ASL CONSULTING ENGINEERS, Applicant Request for approval of a parcel map waiver to consolidate three vacant parcels into one, Lots 1 , 4 and 5, Palm Village Gardens Tract. C. Case No. PP 85-28 - CAMPBELL HOLDINGS, Applicant Request for a one year time extension for the development of 8.8 acres of land on Highway III and Fred Waring Drive. Action: Moved by Commissioner Richards, seconded by Commissioner Downs, approving the consent calendar by minute motion. Carried 4-0. VII . PUBLIC HEARINGS A. Continued Case No. CUP 86-1 - ATLANTIC RICHFIELD, Applicant air Request for approval of a conditional use permit to allow replacement of existing one island gas station at the southwest corner of Highway III and Portola Avenue with a two island station and 2000 sq. ft. convenience store. Mr. Drell distributed copies of the revised plan, reviewed the changes, and indicated that commission should decide if the use and arrangement of the project was proper. He stated that approval from Caltrans must be obtained for the median break and median design. Staff recommended approval based on visual appearance and safety factors. Commissioner Richards expressed concern regarding the compatibility and design. Mr. Drell explained that the applicant had provided revised plans and after site design is established, the aesthetics of the building could be made to comply with what the city wants. Commissioner Whitlock stated that while there would be a substantial improvement to the site, she was concerned about the need for an 2 aw MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 '•" additional mini market with a Circle K across the street and with the locality to the President's Plaza businesses. She asked if the applicant expected people to use the mini-market because of the gas station. Vice Chairman Erwood opened the public testimony and asked the applicant to address the commission. MR. FRANK WELLS, Atlantic Richfield, indicated that in the past two weeks their plans had been revised three times. He stated that the architectural commission has twice approved the changes (elimination of rear wall and use of barrel tile roof with muted brown, yellow, and earth tone stripes) . Commissioner Richards informed the applicant that because the corner was very prominent, council would take a stern look at the design and advised the applicant to come up with something that would be unique. He also expressed concern regarding the design of the mini market.. Mr. Wells felt the present design was unique and did not look like a gas station and mini market and indicated that the Frontage Road would be landscaped with canopy trees, which would mute the mini market impact. Mr. Wells stated that 1f the plans were changed again, it would go back to the architectural commission and then back again to planning commission. Commissioner Richards stated that he did not feel that he could determine compatibility at this time without seeing a revised design. Mr. Wells stated that since the architectural commission had approved it, he would like to keep the present design. Mr. Wells commented that some customers would buy gas only, some gas and food, and some food only; he indicated that a percentage of each could not be predicted at this time. Commissioner Whitlock asked if the mini market customers would be parking in the President's Plaza. Mr. Wells answered that by their joining in the President's Plaza maintenance program, they would be permitted to share parking and indicated that additional parking may not be needed with the four spaces being provided on the south side of the gas station. Mr. Wells indicated that he would obtain approval from Caltrans for the median and approval of the landscape plan by the architectural commission. Vice Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, Vice Chairman Erwood closed the public_ testimony. MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 Commissioner Downs stated that he felt the applicant went out of his me way to comply with revisions by the city and felt the project was compatible. Commissioner Whitlock felt that it was a substantial improvement but had concerns with the mini market. She concurred with concerns expressed by Commissioner Richards. Commissioner Richards stated that his feelings had been expressed in two separate meetings and felt that the project has come a long way after city requests for revision and the applicant's compliance. He noted that Caltrans would hold up the development some more. Commissioner Richards stated that he would move for approval with the request that the plans come back through staff and architectural commission with compatibility problems highlighted. He recommended that the applicant look at the design of the post office arches, utilize sandstone, and improve landscaping. He stated that he would approve the case if it is passed to architectural commission and if staff would let architectural commission know that planning commission still has concerns and would like modification of the materials to be used. Vice Chairman Erwood stated that he agreed with Commissioners Downs and Richards that the mini market was a compatible use in that area and felt the whole issue of architecture to be used for that facility should be added as a condition of approval that the appearance should be appropriate, since the case had come back with so many changes. He felt that the project going back to architectural commission would be appropriate to solidify the type of building commission would approve. Mr. Drell indicated that staff should be directed to prepare a resolution of approving the precise plan and conditional use permit. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, instructing staff to prepare a resolution of approval to be presented at the next meeting. Carried 3-1 (Commissioner Whitlock voting no. ) B. Continued Case No. DA 86-6/Parcel Map - CHARTER COMMUNITIES, Applicant Request for approval of a Development Agreement and Parcel Map for 239 unit congregate care/skilled nursing facility. 4 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 Mr. Drell explained that the item was discussed in study session and summarized that discussion. He indicated that an option would be created to allow the applicant to pay an amount equivalent to the cost of the affordable units, which would be paid into a general fund account to assist in the development of conventional senior housing in the Palma Village area. The number of total units would be based on one unit per congregate care and half for nursing homes. Commissioner Downs indicated that this was the only option in the future for congregate care type projects in the senior overlay. Vice Chairman Erwood opened the public testimony and asked if the applicant wished to address the commission. MR. ROBERT BARTON, Charter Communities, asked about the time frame involved to add the change. Mr. Drell replied that it would come back to the next meeting. Vice Chairman Erwood asked if anyone presented wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, Vice Chairman Erwood requested a motion. Commissioner Richards requested that staff also present to the Now commission a working diagram of the uses. Action: Moved by Commissioner Richards, seconded by Commissioner Downs, instructing staff to prepare a resolution and agreement per commission direction. Carried 4-0. C. Continued Case No. PP 86-34 and CUP 86-4 - RICHARD SELEINE, Applicant Request for approval of a Precise Plan of Design and Conditional Use Permit for a 7-11 food store on the northwest corner of Highway 111 and Park View Drive. Mr. Smith outlined the salient points of the staff report and explained that the City of Rancho Mirage has urged since January that this application be denied on this site. Staff recommended denial . 5 %or MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 Vice Chairman Erwood opened the public testimony and asked the rrf applicant to address the commission. MR. NICK TAGLIA stated that he wished to address the concerns of Rancho Mirage. He addressed two major items, one being that Rancho Mirage was basing it recommendation on testimony from one year ago and, two another proposal would fit there and be useful because of the increased tourism. He felt this proposal would be an improvement to what has been there and indicated it would be a franchise system. He indicated that they support many charities ( i .e. March of Dimes, Little League) . He stated that there was no reason for Rancho Mirage to keep badgering them down and indicated that he would like to see a recommendation for approval . Commissioner Richards expressed concern regarding traffic patterns. Mr. Taglia stated that the traffic count would be approximately 1100 car trips and was approved by their real estate department for ingress and egress. Commissioner Richards felt that this site was not suitable for safety reasons. MR. RICHARD SELEINE, applicant and architect, stated that he has worked very hard to design a project that would fit into the community. He stated that the architectural commission also agreed. He indicated that the project was designed for Palm Desert and not Rancho Mirage. He felt that using the recommendation of Rancho Mirage was no reason for asking for a denial . Mr. Seleine stated that the traffic on Highway III was zoned commercial and noted that it was a small site. He felt that the proposal would be good for the city. Commissioner Downs stated that the residents in the area effected are residents of Rancho Mirage and indicated that the city tries to be compatible with them. He also noted that this was the entryway into the city. Mr. Seleine stated that if the residents don't like the project, he would like to hear from them because they are the ones that count. Vice Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR. WILLIAM CHASE, 72-285 Barbara Drive Rancho Mirage, indicated that he had received a letter from Alcohol Beverage Control and asked the residents for any objections. Mr. Chase stated that he had over 30 petitions against the project. His main concerns 6 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 were with traffic safety (he quoted passages from a environmental impact report of 1985 for that area) , safety, and felt the lifestyle of local residents would be jeopardized and noted that a realtor had previously occupied this site, and indicated that another convenience store was located half a mile away, in addition to the Vons and Longs stores located within a short distance. Mr. Seleine indicated that while he has heard from some of the neighborhood, he would like to talk with more of the residents because the neighbors would be the best customers and store support. Mr. Nick Taglia stated that at the time the application was filed he knew of no protest filed to Alcoholic Beverage Control . He requested an opportunity to talk with the neighbors. Mr. Smith noted that One Quail could be a potential client also. Commissioner Richards informed the applicant that because of this area being the entry into the city and the proposed project being a convenience store, there might be political opposition. He indicated that he still had serious concern for the amount of traffic generated. Commissioner Richards also noted that 70,000 square feet of commercial development with a hotel , food market, and open area w was planned for that area and did not feel the convenience store was appropriate for that location. He felt that maybe a monument should be erected there. Commissioner Whitlock stated that she had concerns with a convenience store and because of the location being the gateway into the city. She felt that since knowing the viewpoint of council , a continuance might be a waste of the applicant's time. Mr. Taglia replied that he would like the opportunity even if is a waste of time. Commissioner Downs stated that with the feelings of city council and the commission, with a vote to deny the project the applicant could appeal the decision to the council and have 30 days to canvass the neighborhood. Vice Chairman Erwood asked the applicant how much time was needed. Mr. Taglia replied two weeks. Mr. Smith indicated that the case would not need to be re-noticed, but suggested that commission might wish to continue the hearing to October 21 to allow adequate time. Mr. Taglia indicated that would be fine. Commissioner Richards stated that he would be more comfortable continuing the case to October 21 to allow the director of public works to give a report on traffic issues. 7 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 Commissioner Richards indicated a motion could be made to direct staff to prepare a complete traffic analysis with amounts of ingress and egress that the site can handle. Vice Chairman Erwood indicated that this would allow staff and the applicant to further address traffic, gateway entry, and the communities this will effect. It was moved by Commissioner Richards, seconded by Vice Chairman Erwood, to continue this case to October 21 , 1986. The vote was 2-2 (Commissioners Downs and Whitlock voting no) . Counsel indicated that the action was a denial of the motion. It was moved by Commissioner Downs, seconded by Commissioner Whitlock, to approve the findings as presented by staff to deny the project. The vote was 2-2 and the motion failed. Mr. Smith recommended that commission refer the matter to city council without a recommendation. Commission concurred. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, referring PP86-34/CUP 86-4 to city council without a planning commission recommendation. Carried 4-0. Vlll . MISCELLANEOUS rM A. Case No. VAR 86-5 - FLYING BUTTRESS, Applicant Request for approval of a resolution for a variance to section 25. 16. 050 (development standards for R-1 lots) specifically to reduce the required lot area from 8000 square feet to 6420 square feet and to reduce the required lot width from a minimum 70 feet to a minimum 60 feet in order to facilitate a future lot split of the existing 12840 square foot lot located at the southwest corner of El Cortez Way and Santa Ynez Avenue. Mr. Smith explained that this was the resolution that commission directed staff to prepare for adoption. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, adopting the findings as presented by staff. Carried 4-0. 8 No MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 �..• Moved by Commissioner Downs, seconded by Commissioner Whitlock, adopting Planning Commission Resolution No. 1183, approving VAR 86-5. Carried 4-0. B. Case No. PP 86-37 and PM 21812 - C.T.K.O., Applicants Request for approval of a resolution for a precise plan implementing conditions of PM 21812 to allow construction of a 117 bed convalescent, non-ambulatory skilled nursing facility and a 210 bed "residential group home" for the elderly on 10 acres in the PR-5 zone at Country Club and Cook Street. Mr. Smith stated that as per commission direction from the last meeting, staff had prepared a resolution for adoption. Action: Moved by Commissioner Richards, seconded by Commissioner Whitlock, approving the findings as presented by staff. Carried 4-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1184, approving PP 86-37 r"• and PM 21812, subject to conditions. Carried 4-0. C. C-1 Zone Permitted Uses As directed by the city attorney, commission determined that psychic activities should be added to the C-1 zone as a permitted use. Action: Moved by Commissioner Richards, seconded Commissioner Downs, adding psychic as a permitted use in the C-1 zone. Carried 4-0. D. Civic Center Master Plan Mr. Smith stated that Chairman Crites had expressed concern regarding how the College of the Desert would fit into the plan and into the review of the master plan. He indicated that Chairman Crites suggested looking at creating a joint committee from COD and the city to start from the beginning so that everyone is aware of what is being planned ( i .e. the sheriff's substation and library) . It was noted by Commissioner Richards that the site plan committee was empowered to come up with a plan for the 62 acres to allow 9 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 16, 1986 various activities into the city, then they selected a group and were .r discuss different types of uses such as parks or government offices. A mixture of the various suggestions was what was presented for review by the commission during study session and will be finalized on the final plan. Commissioner Richards asked the commission what they would prefer to see on the 62 acres. He suggested 1/3 as parks, baseball fields, tennis courts, bocci ball , outdoor bowling, and a fire weapons range. Commissioner Whitlock stated that she liked what had been suggested but didn't understand the connection to the college and the number of tennis courts. She stated that she liked the park concept, which would leave an area to grow; YMCA and sheriff's would be acceptable and lay out a space for city hall to expand. Commissioner Richards explained they were trying to avoid for 10-15 years from now capital outlay on the part of both the college and the city for future expansion. He stated they intend to integrate the facilities offered by the college, city, and county. He noted that the park theme could be carried all the way up San Pablo to E1 Paseo. Commission concurred with the uses of parks (as holding areas, also) , sheriff's substation, and suggested multiple use buildings and a miniature golf course (which could be utilized by the high school ) . .r IX. ORAL COMMUNICATIONS None. X. COMMENTS None. X I. ADJOURNMENT Moved by Commissioner Richards, seconded by Commissioner Downs, adjourning the meeting. Carried 4-0. The meeting was ourned at 8:40 p.m. D I AZ, Sec to ATTEST: .,r) ORD .CRJ S, 6hairman AM," 10