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HomeMy WebLinkAbout0920 MINUTES PALM DESERT PLANNING OO MISSION MEETING UESDAY - SEPTE BER 20, 1988 7:00 P.M. - CWIC CENTER AEVE2USTRATIVE CIONFERENCE ROOM 73-510 FRED WARUG DRIVE NO STUDY SESSION WAS HELD. I. CALL TO ORDER Chairman Erwood called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLEGIANCE ' Commissioner Downs led in the pledge of allegiance. III. ROLL CALL Members Present: Rick Erwood, Chairman Bob Downs Jim Richards Carol Whitlock Members Absent: Faith Ladlow Staff Present: Ray Diaz Gregg Holtz Phil Drell Kandy Allen v.. Steve Smith Tonya Monroe Catherine Sass IV. APPROVAL OF MINUTES: Consideration of the SepEember 6, 1988 meeting minutes. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, approving the September 6, 1988 meeting minutes as submitted. Carried 3-0-1 (Chairman Erwood abstained). V. SUR-V Y OF COUNCIL ACTION Mr. Diaz summarized. pertinent September 8, 1988 city council actions. VI. CONSENT CALENDAR None. MINUTES PALM DESERT PLANNING C )LESSIQN SEPTEMER 20, 1988 VII. PUBLIC HEARINGS A. Continued Case No. TT 23681 - CHAZAN DEVEMPMENT COMPANY, Applicant Request for approval of a tentative tract map subdividing 11.2 acres into 36 single family dwelling lots on the south side of Skyward Way, west of proposed Arrow Trail and north df the Monterra Development. Mr. Smith reminded commission that the matter had been continued from the August 16, 1988 meeting because of the unresolved issues outlined in the staff report. Mr. Smith's responses to those issues are as follows: (i) Mr. Smith stated that the change of Chia Road not connecting through to Silver Spur had been made and was reflected on the revised plan. Homestead and Chia Road now connect with each other, but do not connect through to the street in the Silver Spur Ranch area. (ii) The change for Barberry Lane to be extended through to the proposed Homestead Road to provide through circulation has not been provided. (iii) That the pad elevations of the lots adjacent to Homestead be lowered to reduce impact on the Monterra development; the elevations shown on Homestead are the same as the earlier plans. (iv) It was the request of the area residents that the lots be err increased in size to 13,000 square feet to be cccmpatible with those on the north side of Skyward Way--camnission had indicated that the applicant should get together with the area residents to show them how the hones would work on the lots in the range of 11,000 square feet. (v) As indicated in the report, public works department was going to meet with the city attorney to determine the status of the connection of Chia Road through to Haystack Road not be a condition unless the notice of hearing was expanded to include property owners 300 feet from that area. Mr. Smith stated he received a petition signed by 20 property owners primarily residing on Somera and sane on Skyward to the effect that preservation of peace, tranquility and safety of the neighborhood be of utmost concern to city officials; that Yawners in the area south of Haystack and west of Chia Road are concerned that the proposed extension of Chia Road north to Haystack and south near Arrow Trail will result in an intolerable increase in traffic and a severe reduction in safety in this family area; and for the foregoing reasons, the proposed extension of Chia Road should not be allowed. They requested that should the city require the extension of Chia Road to Haystack, the city cul-de-sac the east end of the streets connecting with Chia, including Samera and Skyward. (vi) Mr. Smith 2 a.r MII�ITI�'S PALM DESERT PLANNIlU QNMISSICN SEPTII� 20, 1988 stated that since there no longer is a connection through to Buckboard Trail in the Silver Spur area then there would be nothing to preclude Chia Road being relocated westerly so that it would not infringe on the city park site. Mr. Smith indicated that commission should direct staff as to which conditions they might wish to implement. Chairman Erwood opened the public testimony and asked the applicant to address the ccnvdssion. ` MR. MIKE SMITH, 73-080 E1 Paseo, addressed the six conditions referred to by staff. He noted that (i) has been taken care of. (ii) He stated they weren't comfortable with Barberry Lane being extended through to Hcmestead and providing through circulation, but noted that the easement for Homestead Road goes all the way to Alamo now and at such time as the westerly property develops, they will be required to continue it. He indicated they would provide the temporary turn-around for the fire department in that interim period. (iii) Mr. Smith stated that pad elevations have been lowered on three lots. He noted that Mr. Dunham expressed concern at the last meeting, but felt that his concerns had been addressed. Mr. Smith noted that pad heights are set fran Mr. Dunham's back wall with curb elevation and building pad to city minimum above the curb grade. (iv) He stated that the property is zoned 10,000 for lot size and they are proposing 11,000. (v) He indicated agreement to eliminate the connection of Chia Road to Haystack. (vi) He stated that Chia Road along the east limit of this property already is constructed on the park site, but they pulled the right-of-way over another 10 feet'-off of the site giving the city 3/4 of the right-of-way out of their track along the northerly lots. He stated this was a planned road, which is why it is being constructed, and will provide a frontage on the park and a road to the park. Chairman Erwood asked if anyone present wished to speak in FAVOR of the proposal. There being no response, Chairman Erwood asked if anyone present wished to speak in OPPOSITICN to the proposed. MRS. BONNIE BOLAS, 73-182 Skyward Way, expressed concern regarding (1) increase in traffic--most people in neighborhood have three cars per household plus 36 more houses would generate 110 cars racing through the neighborhood; (2) Size of lots is very upsetting and 11,000 square feet is totally unacceptable-- responsibility of the city to see that it doesn't happen and hoped the lots were not to scale because they appeared to show 3 o.. NIIN[TPES PALM DESERT PLANNIIC CONNIISSIM SEV1EMBER 20, 1988 �n1 two lots across from her one; This has been a quiet neighborhood that they've lived in almost 15 years and greatly deplore the loss of wildlife and vegetation that has brought joy and contentment to so many in the neighborhood. Conaissioner Richards noted that this property has always been zoned for development and has previously been da n-graded. He indicated that any development would increase the traffic, and the size of the lots at 11,000 square feet versus 13,000 is only a difference of 10 to 10 1/2 percent. MR. RANDALL WHITE, 73-186 Somera Road, spoke in favor of the project, however, he felt several changes were needed. The issue of Chia Road had been addressed and he presented additions to that petition and indicated that if the city decides to put Chia Road through, then to improve the circulation in the area it seemed logical that it should also go through to Broken Arrow, and Homestead to the west; the proposal by the city to have Barberry going through to the north and south doesn't make sense with available access from Homestead and why penalize the developer who is trying to develop the area and cut out one or two lots when it is not necessary to do that. With respect to the size of the lots, he agreed that it is a concern to many. Lots at 11,000 square feet would support a rather nice home, woo however those homes would have to be closer together and the developments in the area would not be separated by large spaces as could be and he would like to see them as open as possible. There was earlier talk of building a park and he requested that the city use the funds contributed by this developer for the park to be built as soon as possible. Cannissioner Richards asked Mr. White what he meant when he said the lots were separated by large spaces. He replied that of the existing houses in the area now, there are many homes separated by fairly large spaces. Mr. White also stated that there was an open house by the developer last Saturday at which some of the proposed plans were shown; he felt those homes would be adequate, but if they were built on the lots the setbacks required by the city would require that those houses be closer to one another than the existing ones in the area. MR. ROGER HORSWILL, 73-610 Buckboard in Silver Spur Ranch, stated that Thursday was their board meeting and they were in favor of the change of the Chia extension, though the park was still a concern. His major concerns were not extending Chia, traffic circulation in Silver Spur Ranch, and he informed 4 NIIN[TI'FS PALM DESERT PLANNDU C{M TESSIM SEPI'EMER 20, 1988 a.r conudssion that there is a So. Cal. Edison Power Plant at the end of Buckboard Trail. He indicated that right now at the edge of the Monterra wall they are currently working on a curb and an improvement of that street and proposed that Buckboard terminate into Arrow Trail because they have a problem with an unimproved road in Silver Spur from the end of Little Bend and would like to see Little Bend cul-de-sacred. They currently have a barrier at the end of Silver Moon Trail where cars come up to the barrier and have to turn around. He indicated that when there are park improvements, the Silver Spur Board felt that the park should be maintained in a natural desert state or improved with nature trails similar to the Living Desert Reserve. Mr. Diaz informed cannission that the city does not have a specific plan for that park and this was the first time anyone has asked for that park to be developed. He indicated that in-lieu park fees generated from this development would be utilized for that park. Also, the plans for the park would be done by the city in conjunction with meetings with neighborhood residents, which would require lots of money and several years in the future. Commissioner Richards stated that the city does not have a lot of experience in building parks and there is usually lots of opposition "MV from area residents. He asked for public works' position on the Chia Road. Mr. Holtz stated that they are favor Chia Road being extended through to Haystack, based on the assumption that there would be a park. MR. HENRY WHITAKER,_73-237 Somera, last house on the east side of Scmera on the south side of the street. He stated that he was opposed to the park due to the fact that it would take away their view of the natural area and was concerned about traffic. He felt that coming from Skyward around Chia and down Somera formed a loop where traffic can obtain high speeds. Also, a lot of small children play on Scmera. He did not feel Barberry Road was necessary due to the size of the blocks of homes and noted that it cuts one section right in half. He suggested that Barberry Road be eliminated and Mr. Chazan's development be moved a few hundred feet further west, which would allow him to build a little larger lots. He was pleased that Chia would not open up to Haystack and felt that a park development would be detrimental and indicated that right now the area is used as a motor bike trail. Commissioner Richards asked public works why Barberry Road should be extended. Mr. Diaz stated that Barberry Road already exists and 5 err. MENUTE S PALM DESERT PLANNIlU COMMISSION SEPTEMBER 20, 1988 where it exists between Bel Air and Skyward it breaks up the blocks and could be extended there. He stated they are proposing to extend it to Homestead to end the long cul-de-sac at Homestead Road. The city does not have the right-of-way to the west and if the developer were to acquire the right-of-way and construct Homestead out to the west to connect to its present terminus at full width, this particular alteration could be modified. After determining that a dirt path exists where the right-of-way would be needed, commission discussed the easement and the possibility of improving circulation by moving Barberry Road. Ccmlissioner Richards suggested that if Silver Spur has the easement, the developer and Silver Spur might wish to discuss this. Mr. Diaz indicated that Homestead is shown as going through and would be a private street, but if the developer were to acquire the right-of-way to connect Homestead to Alamo, then the city would re-evaluate this and it might also solve some of the drainage problems and lower lots 36 and 35 even more. MR. TOM FARRELL, Skyward and Alamo, asked if the fire marshal holds a separate hearing and Mr. Diaz explained that the fire marshal reviews all proposed tentative tract maps and precise plans and makes comments; in this case they felt that Barberry Lane should be connected. C mTtissioner Richards clarified that r the fire department looks for effective turn-around area. Mr. Farrell felt that the traffic on Alamo was dangerous and noted that less than a year ago there was a school bus accident at the corner. He said that some stop signs and speed limit signs were posted, but indicated he would like a stop sign at Alamo. Mr. Farrell indicated he liked the idea of having some structure as to what would be developed later, but didn't like the request for a substantially smaller unit of 1800 square feet to be built. Mr. Diaz explained that it is not a request, but under the present zoning ordinance the nirumm dwelling unit size is 1200 square feet and the developer can do that or exceed that size up to 30% of the lot, but felt that the price of the lot would warrant a larger house; he noted that the city cooperates with CC&R's however, it can't enforce them. MS. DONNA PEAK had questions regarding the existing water pipe on Somera Road being enough for the new homes and asked if a light would be installed at the Intersection of Alamo and Haystack. She also wondered why at Chia and Haystack they put curbs in if they were going to be replaced again. Mr. Holtz 6 PAIM DESERT PLANNIM CCMISSIC N SEP'IUMER 20, 1988 w.r stated that water main capacities are handled by CVWD and any new developments are required to have adequate water flow and pressures and he would not be aware of any traffic signals being installed until a specific design is submitted; and he stated that the curb was removed for storm drain construction and had to be replaced, otherwise potential damage could be done to property down the street. Ms. Peak commented that several years ago she was told that within the next five years the park would be developed and indicated that there are 21 children in the neighborhood that congregate there. Mr. Diaz stated that at that time he thought it was a possibility. Ms. Peak also stated that she would like to keep the density down. Commissioner Richards indicated that the city welcomes input from private citizens. He felt that if there was enough support, a unified group from the neighborhood should approach the city to develop the park. He commented that he would like to see the rest of Haystack developed. DR. HURLBERG spoke representing Dr. Eugene Kay, property owner to the east of this development. He indicated that from Alamo to one portion of their property is private property and a private road and felt that Dr. Kay would not look forward to any kind of easement from Alamo through their property and rated their difficulties from the Monterrra development. He expressed concern about the traffic circulation and felt traffic was already unbearable. MRS. BETSY WHITE, 73-186 Sommera, felt that the lot size was too small and access from Haystack up Chia would create too much traffic because of the many children from Chia and Skyward that play there and felt something should be built to protect them that would be aesthetically pleasing. MR. TIM SKOGAN, 73-102 Skyward, spoke regarding lot sizes and minimum square footages. He felt it was the same distance west of Alamo to the Frontage Road or Highway 74 as from east of Alamo to Chia. He asked about Chia going through to Haystack. Mr. Holtz stated that it was public works' reconvendation that Chia go through to Haystack to relieve traffic congestion. Mr. Skogan felt a trade-off of the park land to a developer would be a good idea, leaving 1 or 2 acres for a passive park. He stated that he would like to see something compatible to the neighborhood built. 7 VMV DUNUTES PALM DESERT PLAMIDU CCNMISSIC N SEPIEMBER 20, 1988 ONO M. CHARLENE McCLAIN, 72-730 Ironwood, spoke representing Mr. Chazan. She stated that the zoning for the property is R-1, allowing a minimum 10,000 square foot lot sizes and they were proposing 1200 square foot homes. She indicated that of 152 homes in the neighborhood 54 of them were under 2,000 square feet, per tax assessor records. Ms. McClain stated that the setbacks were the same and that they were willing to work with everyone. She indicated that a 60 foot easement already exists on the property, which should explain the location of the road. She also indicated that the economy would govern the unit sizes and the development would be compatible and contiguous with the rest of the neighborhood. MR. DON BOLAS, 73-182 Skyward, agreed with the majority of the property owners who spoke. He expressed concern regarding traffic congestion, noise, and retention of quality of life. He also indicated that he has lived in the desert for 16 years. Regarding traffic flow patterns, he felt Chia should be open to Haystack and discussed density. He requested that ocYmtission make a conscientious decision. MS. DIANE MANNIS, 73-085 Skyward, stated that she knew that the land would eventually be developed, but hoped it would be high quality. She indicated that children need a place to go and hoped the park would be built. MS. DIANA JENKINS, owner of the last house on Scmera, informed cccmtission that her main concern was to protect the children that play in that area because of dangerous traffic. Mr. Diaz suggested that Ms. Jenkins talk to her neighbors, since it would be them or people visiting them that are creating the volume and speed of the traffic. He stated that speed bumps couldn't be placed on public streets, but suggested that Ms. Jenkins contact the public works to discuss the problem and possible solutions. Chairman Erwood closed the public testimony. He asked for a clarification of the statement regarding the city attorney's opinion of the Chia connection. Mr. Smith explained that it was of concern that the connection of Chia Road through to Haystack Road not be a condition placed on this map unless the notice of hearing was expanded to include property owners 300 feet surrounding the effected area and public works deparbment was going to meet with the city attorney to determine the status of that condition. Mr. Holtz indicated that per Joe Gaugush, it was determined that notification to owners outside the 300' limit was not required. 8 NNItIIV(TI�S PALM DESERT PIAMIW COMMISSION SEPIEMBER 20, 1988 �r Commissioner Richards felt that everyone in the area should be notified. Chairman Erwood agreed and questioned the matter of Chia to Haystack being heard at another public hearing and Mr. Diaz indicated that Chia opening for mitigation measures to the traffic should be all heard simultaneously. Mr. Diaz indicated that property owners within the 300 feet from the project and 300 feet down Chia should be notified with the applicant providing the city with property owner labels and then both issues could be resolved. CamLissioner Richards felt there were unresolved issues regarding the easement and the park (Commissioner Richards suggested that a poll be taken of the neighborhood to see if they want a park), but did not feel that traffic was an issue, nor the lot size differential of 10$. Chairman Erwood felt that Homestead was a problem and scmething should be done. Mr. Diaz recaimended that the public hearing be reopened and asked if the applicant concurred with the continuance. He stated that sane type of grading plan should be submitted for evaluation so that this matter does not have to return at a later date. Commissioner Richards asked what direction would be given to the developer. Mr. Diaz stated that if he has the public right-of-way, fine; but if city has to utilize eminent domain, staff would not recommend approval of that to city council. Chairman Erwood reopened the public hearing. Mr. Chazan agreed to the continuance to October 18. Mr. Smith stated that renotification would be done. Commissioner Richards felt good input regarding parks had been received and suggested that people be sure and make their opinions known. He noted that park development required city funds and recc miended that they speak to the city council. Mr. Diaz also stated that he would discuss the park with the Palm Desert Parks and Recreation Commission. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, continuing TT 23681 to October 18, 1988. Carried 4-0. 9 MQ][TPES PALM DESERT PLANNINIIC Cx4�1ISSICN SEPTEMBER 20, 1988 .r B. Case No. PM 23798 - S. JACK KESHI'IQ1R, Applicant Request for approval of a three lot subdivision north of Silver Spur Trail and Sun Corral Trail. Mr. Diaz stated that the applicant was requesting a time extension to October 18 in order to work out drainage problems with public works. Chairman Erwood addressed the audience and asked if anyone wished to speak regarding this case. It was the consensus of those present to return on October 18, 1988. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, continuing PM 23798 to October 18, 1988. Carried 4-0. C. Case No. PP 88-13 - RICHARD OLIPHANr/1MY LIZZA, Applicants Request for approval of a precise plan of design for an 18,984 square foot one and two story office building at the northwest corner of Arboleda and Monterey Avenue. ..r Ms. Sass outlined the salient points of the staff report. Chairman Erwood opened the public testimony and asked the applicant to address the canni.ssion. MR. WES OLIPHANT, 77-900 Avenue of the States, stated that he reviewed the conditions of approval and found them acceptable. Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSMON to the proposal. There was no one. Chairman Elwood closed the public testimony. Commissioner Richards did not feel this project was not at all similar to the previously approved project. Commissioner Downs noted that the new proposal fell within the requirements. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, adopting the findings as presented by staff. Carried 3-1 (Commissioner Richards voted no). 10 MII�AJrFS PALM DESERT PLANNDU COMMISSION SEPIEMBER 20, 1988 Moved by Commissioner Downs, seconded by Condssioner Whitlock, adopting Planning Commission Resolution No. 1309, approving PP 88-13 subject to conditions. Carried 3-1 (Cc nnissioner Richards voted no). D. Case No. TT 23929 - TEMPLE OCWTm=ICN, Applicant Request for approval of a tentative tract map for custom hone lots on the Cook Street side of the Desert Falls project. Ms. Sass outlined the salient points of the staff report and noted that the project would on 13 acres, not 10 as stated in the resolution. She indicated that there would not be a transfer of density, similar to the approval of TT 23723 on June 7. Chairman Erwood opened the public testimony and asked the applicant to address the cannission. MR. MIKE SMITH, 73-080 El Paseo, stated that he had no problem with the conditions and indicated that the lake would provide a nice view for units not on the golf course. tum Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposal. There being no one, Chairman Erwood closed the public testimony. It was noted that signalization was approximately 3/4 of a mile away; that the Cook Street D:Cension plans would not interfere with the project's designation; and that in condition ##16 the applicant agreed to join an assessment district if one was formed. Action: Moved by Commissioner Richards, seconded by C miiissioner Downs, adopting the findings as presented by staff. Carried 4-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1310, approving TT 23929 subject to conditions. Carried 4-0. VIII. MISCEII,LANEOUS A. Case No. PP/CUP 86-22 and DA 86-5 - USA/FA1RF ELD REALTY, Applicant 11 r.r MINLYIES PALM DESERT PLAMING OMUSSION SEMMER 20, 1988 s Review and comment of modification to development agreement and precise plan conditions lowering minimum age to 55. Mr. Drell explained that the city council concurred with planning commission's recommendations, but noted that the developer requested the lower age limit of 55 and added the additional 34 parking spaces required for that lower age. Ctnuassioner Richards asked about the density bonus and Mr. Drell replied that the bonus was five to twenty units per acre, similar to One Quail Place. Commissioner Richards stated that he did not like to set a precedent with lowering the age minimum, but Mr. Drell explained that the ordinance, adopted in 1986, defines the parameters for this age limit. It was pointed out that all the units would be age controlled and that the commission had reviewed and approved this project at their August 16 meeting. Mr. Drell clarified that no change in density was taking place with this age limit request. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, recommending to city council approval of age 55 minimum. Carried 3-1 (CaTudssioner Richards voted no). IX. ORAL CIOMMUNICATIO S None. X. OOMMEMflS 1. Commission discussed the memo from Mr. Folkers regarding Parcel Map 22767 and Precise Plan 86-44 on the southeast corner of Mesa View Drive and Highway 74. Mr. Holtz indicated that based on their records they did not identify any discrepancies on the grading plan. Mr. Diaz suggested that for all precise plan tentative maps, rough grading plans be submitted and final grading plans should not vary more than six inches, higher or lower. Commission concurred with this suggested. 12 DUNUPFS PALM DESERT PLANNING CLTTMIISSIM SEPTIIMBER 20, 1988 `. Action: Moved by Carndssioner Richards, seconded by Commissioner Downs, that for all precise plan tentative maps, rough grading plans shall be submitted and final grading plans shall not vary more than six inches, higher or lower. Carried 4-0. 2. Ccnnissioner Richards stated that he would like staff to get together with Parks and Recreation to study the Silver Spur Park and, for the city to take a small lead and cane up with a time table for capitalization of that project. Mr. Diaz indicated that he would have a report for the next meeting. XI. ADJOURNMENT Moved by Commissioner Downs, seconded by Carmi.ssioner Richards, adjourning the meeting. Carried 4-0. The meeting was adjourned at 9:18 p.m. �... ! RAMON A. DIAZ, Seclll'�W RICHARD ERWOOD, Chairman J� /tm 13