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HomeMy WebLinkAbout1220 MINUTES PALM DESERT PLAWING CIOMMIISSION MEETDG TUESDAY - DBC 943M 20, 1988 7:00 P.M. - CIVIC CENTER COUNCIL CHAM3ER 73-510 FRED WARDU DRIVE I. CALL TO ORDER Chairman Erwood called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLIANCE Chairman Erwood led in the pledge of allegiance. III. ROLL CALL Members Present: Rick Erwood, Chairman Faith Ladlow Carol Whitlock Members Absent: Bob Downs Jim Richards Staff Present: Ray Diaz Kandy Allen Gregg Holtz rr.. Phil Drell Tonya Monroe IV. APPROVAL OF MINUTES: Consideration of the December 6, 1988 meeting minutes. Commissioner Ladlow noted a change on page 14. Action: Moved by Commissioner Whitlock, seconded by Chairman Erwood, approving the December 6, 1988 meeting minutes as amended. Carried 3-0. V. SUMMARY OF AIL ACTICN Mr. Diaz summarized December 8 city council pertinent actions. VI. CONSENT CALENDAR None. NIINMES PALM DESERT PLAAIIJING QTTQSSION DEC EMM 20, 1988 VII. PUBLIC BEARINGS A. Continued Case Nos. C/Z 88-7 and PP 88-18 - LIFE CARE SERVICES CORPORATION, Applicant Request for approval of a development agreement change of zone from PR-5 and O.S.N. (Open Space- Natural) to PR-7 and precise plan of design for a 260 unit plus 60 bed health care facility life care retirement community on 41.48 acres on the north side of Fred Waring Drive, 664 feet east of Deep Canyon Road. Staff noted that the application had been withdrawn. Action: No ocmuission action was required. B. Case Nos. C/Z 88-9 and PP 88-20 - MIRALESTE DMM-DE P OD., Applicant Request for approval of a change of zone from R-3 (4) multi-family (one unit per 4000 square feet) to R-3 (one unit per 2500 square feet) for the north side of Alessandro between Deep Canyon Road and Cabrillo Avenue and a negative declaration and precise plan for a 13 unit one-story apartment project at the northeast corner of Alessandro Drive and Santa Ynez Avenue. Mr. Drell outlined the salient points of the staff report and noted that condition #7 was included that requires that if 26 spaces cannot be provided, 2 two bedroom units shall be reduced to one bedroom units to obtain the required number of spaces. Approval was recommended with the inclusion of that condition. Cc missioner Whitlock asked for confirmation that the neighbors were in accord with apartment usage, as opposed to office professional. Mr. Drell stated that that was the conclusion by the city council at that particular hearing. He indicated that the surrounding neighbors were mainly concerned about the one story aspect of any project. Chairman Erwood open the public testimony and asked the applicant to address the ccmnission. 2 MINUTES PALM DFSII2T PLANNING Mt4yaSSICN DDC E BER 20, 1988 MR. MARK PICKING, 73-875 Shadow Mountain, informed commission that this was the best solution to what was perceived to be a problem. Commissioner Ladlow asked his intentions toward the parking solution. Mr. Picking felt that by working with the public works department 26 spaces could be obtained. Commissioner Ladlow asked how the commission would know if this would work and if the applicant had shown it could be done. Mr. Picking indicated that a plan had been submitted, but noted that with the addition of the new condition the parking would have to be provided. Mr. Drell explained that the condition was there and at present time the applicant would have to reduce the 2 two bedroom units into one bedroom units. Catmissioner Ladlow stated that it sounded more acceptable to reduce 2 two bedroom units. After further discussion regarding past zoning and density, Mr. Picking indicated that all the other existing properties in the neighborhood are two story with high densities and a one car parking requirement. He stated that this would be the least dense project along the street. Commissioner Ladlow felt that any project should conform to the city's future direction and general plan intent. She felt that the appearance was acceptable, but felt that it would be better to have a vacant lot if the alternative was to compromise the general plan and zoning of the city. Staff explained that this designation is implementing the Palma Village and Specific Plans the council adopted and this particular block was designated in this way specifically by the city council. Mr. Drell indicated that the applicant had to came up with a project that would be both viable for the developer and compatible with the area; he stated that this proposal implements the plan administered by city council and adopted at the end of the hearings, which was a long process of over two years. Commissioner Whitlock stated that she was not opposed to the compromise and change of zone, but was concerned over the appearance with the building. She felt that the plans were bland and lacked eye appeal and were unacceptable and would not attract the type of renters the applicant would be looking for. She felt that if the project were approved, the applicant should work on the appearance of the building. Mr. Picking stated that a similar concern came up on the last apartment building they constricted; his philosophy was to put their efforts into the construction of the building, noting that the Shadow Mountain apartments had received complements and encouraged cotmission to look at them since they would have the same color scheme and look of their other buildings. He felt that the constructed project would look better than the one on paper. 3 MINUTES PALM DESERT PLAMIW-7 OCM IESSIM DECE BER 20, 1988 990 Chairman Erwood asked if the proposal had been before the architectural commission. Mr. Drell replied no, that it would be on the January 10, 1989 architectural agenda. Mr. Drell indicated that staff was rung that the landscaping along Alessandro be upgraded. Chairman Erwood noted that if the project were approved in concept and the change of zone was determined acceptable, the project would still go before the architectural camnission before given the city's approval. Mr. Drell also indicated that the change of zone has to go to the city council for approval. Commissioner Ladlow indicated that it would be better for the applicant to go before the architectural commission first. Mr. Drell stated that cases normally go before architectural commission first, but there had been a misinterpretation at the last architectural commission meeting and the proposed case was not heard. Mr. Drell noted that for the first 13 years of the city's incorporation cases went before planning ccmTdssion prior to architectural commission. Mr. Diaz requested that the commission inform staff of their specific concerns with the design for the architectural commission to review. Commissioner Whitlock felt it looked like a row of motel rooms or a building with doors and resembled an outdated apartment building or a small motel and needed "pizazz" and sprucing-up to add eye appeal. Mr. Picking stated that in shielding the doors and providing landscaping that could be addressed, but felt there were many constraints with the rents generated and he looks for efficiency in design. Chairman Erwood indicated that when looking at the drawing there was nothing that really reached out as being something unique and an asset to the city and felt that the project looked low-grade and informed the applicant that while the commission realizes he is under constraints and a financial burden, the commission has to be concerned with quality. Chairman Erwood also recommended that the applicant provide a more detailed plan of the building front for the architectural commission. Commissioner Whitlock also suggested block walls to create entries and change the facade and entrance of the buildings, possibly to define each unit. Mr. Picking stated that specific design changes can be addressed, but indicated that every step of the way someone adds something and he could not redraw the plans every time. Commissioner Ladlow indicated that in the past members have specified that plans be specific to assure what exactly is being approved and moving into the area. She stated that she would like to see a design as close as possible to what will be built. 4 MINUTES PALM DESERT PLANNING C1CMMISSICN DEC EMBER BER 20, 1988 Chairman E,'rwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposal. MR. JOHN FLEMMING, 44-836 Santa Ynez, stated that when the property was bought it was zoned for eight units and they don't want to go backward. He felt there were too many units and noted that existing buildings were built under county standards, but the city should approve what is best for the area. He indicated that he had heard about the installation of cul-de- sacs with Alessandro being straight through. Mr. Drell indicated they would not be in this area; the plan was to develop the remaining parcels with apartments. Mr. Flemming stated if there were 26 driveways accessing Santa Ynez and if the street was cul-de-sacced, traffic would came through Santa Ynez to De Anza to get out. Mr. Flemming stated that cul-de- saccing would be a major complaint. Mr. Diaz informed Mr. Flemming that if residents at any time wanted Santa Ynez cul-de- sacced, it would be in the R-1 area, not for these apartments-- they would continue to go out onto Alessandro. Mr. Flemming noted that all other apartment buildings have driveways on Alessandro. Mr. Drell noted that there was only one entry/exit and that was onto Santa Ynez, but indicated that if the entire project were moved west with a driveway on Alessandro, the geometry would probably still work. Mr. Picking stated that the Now public works department did not want the entrances on Alessandro because of drainage problems. Mr. Flemming stated that his house sits on about 25,000 square feet of land and felt that if the applicant were to acquire some of that land, not necessarily to build more units, they could move the wall over towards his property and provide a green belt built, tennis courts or parking; that way he would not own the property and with putting 13 units on 34,000 square foot property, the units would be pretty close to his property, and the applicant could have more square footage to possibly build more units. Chairman Erwood noted that there is a setback requirement. Mr. Drell explained there is a 10 foot sideyardi setback, the same as R-1 and Mr. Flemning's house is built all the way on the north side so there is 50 to 60 feet between the boundary line and his house. Mr. Flemming stated that the sideyard that goes against this property is pie-shaped and he has 110 feet of frontage on Santa Ynez, but the back fence is approximately 190 feet; he has 80 feet on the pie-shape where the applicant would not be gaining any more frontage onto Santa Ynez, but gaining it on the back of the pie-shape, which would leave him 110 feet. Mr. Diaz stated that if they were to acquire the land and rezone the property, it means they would be able to build an additional six units. 5 MINUTES PALM DESERT PLAMING COK4[SSICN DEC B BER 20, 1988 Mr. Diaz questioned Mr. Flemming about his earlier expressed concern with eight units and Mr. Flemming replied that he was not concerned with the eight units, because that is what would be allowed by city standards and the property is zoned right now for eight units and he would be willing to work with the applicant to obtain 10-13 units. Mr. Diaz stated that the applicant probably couldn't do this even if he would like to and this would require amending the specific plan. Chairman Erwood stated that this would put units closer to Mr. Flemming's house. Mr. Fleming disagreed and felt that if the plan were to remain the same, the additional land could be a green belt. Chairman Erwood stated that if the applicant were to buy the land, the city only requires a 10 foot setback and the applicant could then build up to 10 feet of the property line. Mr. Flemming stated that the applicant would then have the square feet needed for the units. Chairman Erwood indicated that if the units were closer to Mr. Flemning's house the impact would be greater than the proposed number of units further away. Mr. Flemming disagreed and stated that as long as the project looked decent and the land was there, it would be fine. MRS. ABBY FLEMMING noted that the legal address is Alessandro and felt that the entrance should not be on Santa Ynez. Mr. Drell explained that the address is assigned by the building department arbitrarily and there was no connection. Mr. Diaz stated that access in terms of design was unacceptable to the public works department. Mrs. Flemming felt there would be increased traffic on Santa Ynez and would be hazardous to the many children and animals in the area for people going to Fred Waring; Mr. Diaz indicated that most people would go to Alessandro because if they went north, they would run into De Anza and then turn left to Portola to get to Fred Waring. Ccmnissioner Whitlock stated that she was concerned as anyone about animals and children, but felt they should not be playing in the street, but in yards. Mrs. Flemming indicated she had no children and indicated that cats don't stay in a yard; she asked if there were any way to get access onto Alessandro. Mr. Diaz stated that it would be a worse situation and a visibility problem with cars exiting too close to the corner. Mrs. Flemming asked if the building could be moved closer to Santa Ynez and the parking closer to the other apartment; Mr. Diaz stated that a drainage problem would be created and potential visibility problems would result, which would require the buildings to be raised, which would decrease views. 6 wry MINLnEs PALM DESERT PLAMIW. CCNMISSICN DDCE'BER 20, 1988 low Mr. Picking readdressed the comission and reiterated that this was their solution to a problem. He noted the problems along Alessandro at present and felt that he had addressed neighborhood and city staff points of looking for growth and development while meeting constraints. Chairman Erwood closed the public testimony. Ctntissioner Whitlock stated that she had no problems with the change of zone, but would like assurance that connission's views would be passed onto the architectural commission and asked if it would be appropriate to approve the project subject to this recommendation or ask them to cane back after architectural commission review. Chairman Erwood recommended addition of community development condition #9 that this approval is conditioned upon architectural commission approval of the design, to assure that finalized drawings would be provided for the commission. Mr. Diaz indicated that the additional condition would be added as planning commission condition #1. Chairman Erwood concurred. Action: Moved by Commissioner Whitlock, seconded by Chairman Erwood, adopting the findings as presented by staff. Motion failed on a 2-1 vote (Comndssioner Ladlow voted no). The city attorney stated that the vote results in no action. Mr. Diaz indicated that the hearing should be reopened and a motion made for continuance to the first meeting after the architectural commission meeting. Chairman Erwood reopened the public testimony and asked for a motion. It was moved by Commissioner Whitlock, seconded by Cannissioner Ladlow, continuing C/Z 88-9 and PP 88-20 to January 17, 1989. Carried 3-0. C. Case No. PM 22794 - J.E. HUPLER & ASSOCIATES, Applicant Request for approval of a parcel map creating three parcels out of 55 acres on the south side of Havley between Cook Street and Portola Avenue. 7 M N[TI'ES PALM DESERT PLANNIM 0.rT1IISSION DEC EMM 20, 1988 urll Mr. Diaz outlined the salient points of the staff report and reconnended approval, subject to the conditions as attached to the resolution. Upon questioning by Chairman Erwood., Mr. Diaz explained that the reason for the parcelization was to allow development of the parcels separately. Chairman Erwood opened the public testimony and asked if anyone present wished to speak in FAVOR or OPP0SITICN to the proposed. MR. DAN STICKLE, 74-360 Angeles Camp Road, asked ccamission if any changes had been made from the council hearing. Chairman Erwood replied it was still the same. MR. HUMPHRIES, 74-444 Angeles Camp Road, requested further details on the proposal; Chairman Erwood provided the information. Chairman Erwood closed the public testimony and asked for ocmnents. Action: , Moved by Commissioner Whitlock, seconded by Ccmuissioner Ladlow, adopting the findings as presented by staff. Carried 3-0. Moved by Commissioner Whitlock, seconded by Commissioner Ladlow, adopting Planning Ccmnission Resolution No. 1325, approving PM 22794. Carried 3-0. VIII. MI A. Case No. ZOA 88-4 - CITY OF PALM DESERT, Applicant Adoption of the resolution recommending denial of an amendment of Chapter 25.100 of the Palm Desert Municipal Code relating to timeshare projects. Action: Moved by Ccmnissioner Ladlow, seconded by Chairman Erwood, adopting the findings as presented by staff. Notion failed with a 2-1 vote (Commissioner Whitlock voted no). Moved by Commissioner Ladlow, seconded by Chairman Erwood, continuing ZOA 88-4 to January 3, 1989. Carried 3-0. 8 �; MITATPES PALM DESERT PLANNING COTMiISSICN DBC 943M 20, 1988 1 a. B. Case No. TT 23982 - BAROON DEVEuDwa P, Applicant Request for a minor modification to TT 23982. Mr. Diaz indicated that originally the setbacks were to be measured fran center line, but that the applicant is setting the hones back 20 feet frcm the curb, which would mean the tomes would encroach into the rear yard from 5-10 feet. Mr. Diaz felt that since Portola would be a major-travelled street it would be better to have the living units further away from Portola and reccnnended approval of the modification. Action: Moved by Commissioner Whitlock, seconded by Commissioner Ladlow, approving the modification by minute motion. Carried 3-0. C. Plarming Cmmissicn Reorganization. Mr. Diaz indicated that it that time of year for re-election of officers. �.r Commission felt that the current officers were doing a fine ,job and made a motion to retain them by acclamation. Action: Moved by Commissioner Whitlock, seconded by Commissioner Ladlow, to retain by acclamation Rick Erw od as Chairman and Jim Richards as Vice Chairman. IX. ORAL, CC V14 NICATICNS None. X. COMMENTS Commissioner Whitlock felt that in view of concerns expressed by Commissioner Richards at the last meeting and the letter received form the Lakes, a follow-up action was needed in regard to the zoning of property on the southeast corner Cook and Country Club. Mr. Diaz indicated that the matter had been appealed to the city council and any action of that type would be premature until council Is determination. 9 r„ NiINL)TES PALM DESERT PLANNIM OCRIISSIC N DEC E BE R 20, 1988 XI. ADJOURNMENT Moved by Commissioner Whitlock, seconded by Catmissioner Ladlow, adjourning the meeting. Carried 3-0. The meeting was ad ourned at 8:15 p.m. RAMDN A. DIAZ, Secret ATTEST: RICHARD ERWOOD, Chairman /tm �11 10