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HomeMy WebLinkAbout0119 MINUTES PALM DESERT PLANNING COMMISSION MEETING TUESDAY - JANUARY 19 , 1993 7 :00 P.M. - CIVIC CENTER COUNCIL CHAMBER 73-510 FRED WARING DRIVE �' * * * * * * * * * * * * * * * * * * * * * * * * I . CALL TO ORDER Chairman Spiegel called the meeting to order at 7 : 02 p.m. II . PLEDGE OF ALLEGIANCE Commissioner Jonathan led in the pledge of allegiance. III . ROLL CALL Members Present: Bob Spiegel, Chairman Sabby Jonathan Carol Whitlock Members Absent: Diane Cox Staff Present: Ray Diaz Dick Folkers Bob Hargreaves Tonya Monroe Jeff Winklepleck IV. APPROVAL OF MINUTES : ""�°' Consideration of the January 5, 1993 meeting minutes . Action: Moved by Commissioner Whitlock, seconded by Commissioner Jonathan, approving the January 5, 1993 meeting minutes as submitted. Carried 2-0-1 (Chairman Spiegel abstained) . V. SUMMARY OF COUNCIL ACTION Mr. Diaz summarized pertinent January 14, 1993 city council actions . VI . CONSENT CALENDAR None. VII . PUBLIC HEARINGS A. Case Nos . PP 92-9, C/Z 92-6 , GPA 92-2 - GENERAL CONSTRUCTION MANAGEMENT, Applicant Request for approval of a Negative Declaration of Environmental Impact, Change of Zone from R-3 (4 ) to O.P. , � General Plan Amendment from low density residential to office professional, and MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19, 1993 a Precise Plan for a 12 , 350 square foot rrr► office building at the northwest corner of Cook Street and Sheryl Avenue. Mr. Winklepleck explained that the project involved two lots on the northwest corner of Cook and Sheryl . The site was currently zoned R-3 (4) and code would allow the proposal as a conditional use permit. He explained that the applicant was asking for the zone change and general plan amendment for financial purposes; banks were reluctant to loan what the ' applicant needed on a residentially zoned lot. The general plan currently called for low density residential and the applicant was requesting an amendment to office professional . He noted that general plan low density residential zoning would not allow any type of commercial activity. Mr. Winklepleck stated that the property was approximately 1 . 09 acres . Access would be provided on Merle and from the alley west of the site. He noted that the current site plan needed some minor modification to comply with the street widening condition by public works . He did not feel the modification would make a significant change to the overall plan as shown. The architecture and landscaping were before the architectural review commission on December 22, 1992 , and the project received preliminary approval for the architecture only. The landscape plan was continued. Staff felt the zone "'�' change would be in character with property fronting on Cook Street. He noted the only residential property on Cook Street was the property to the north and most likely in the future, considering the traffic on Cook Street, apartments would not be compatible. He felt the project would act as a buffer for the residents behind this proposal from commercial traffic. Staff recommended that planning commission adopt the proposed resolution recommending approval of the project to city council . Chairman Spieqel opened the public testimony and asked the applicant to address the commission. MR. CLEMENTE TRANCOSO, TRA Architects 1900 E. Tahquitz Canyon in Palm Springs, agreed with the staff presentation and the conditions of approval . He felt this was an excellent project and stated he was present to answer any questions . Chairman Spiegel asked if the land was purchased knowing it was residentially zoned; Mr. Trancoso conferred with the applicant and informed commission that the applicant thought the property was commercial . Mr. Diaz noted that when the � 2 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19 , 1993 "� city annexed the property, the city placed zoning on the property that was equivalent to the county zoning, which was residential . Chairman Spiegel asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . MR. JACK KLOTZ, Indian Wells resident, stated that he was not associated with this project, but was in favor of it. He felt it would serve the area very well and agreed with staff that residential would not be compatible on Cook Street. Chairman Spiegel closed the public testimony and asked for commission comments . Commissioner Whitlock stated that she did not have any problems with the project. She also felt it would be difficult to have a residential project on Cook Street and moved for approval . Mr. Diaz noted that one letter was received in opposition which was included in the packets . He reiterated that the applicant could have requested the project as a conditional �"' use permit, but for financial purposes applied for a zone change. Chairman Spiegel clarified that a lender would not be as likely to lend the money necessary if it was not a permanent zone change; Mr. Diaz concurred. Chairman Spiegel commented that he was surprised that Mr. and Mrs . Edward Tierney were not present because their letter stated they were opposed to an office building on Cook Street because their home was relatively close to the property. He noted that to the north of the property was an apartment complex. Beyond the apartments was commercial . South of the property above the wash was owned by the golf course development. He noted that the Tierney' s felt it should remain non-commercial . Commissioner Jonathan said that he would be abstaining from comment. Chairman Spiegel asked for a motion. Action: Moved by Commissioner Whitlock, seconded by Chairman Spiegel, adopting the findings as presented by staff. Carried 2-0-1 (Commissioner Jonathan abstained) . � 3 MINUTES PALM DESERT PLANNING COMMISSION ' JANUARY 19 , 1993 Moved by Commissioner Whitlock, seconded by Chairman Spiegel, � adopting Planning Commission Resolution No. 1602 , recommending to city council approval of PP 92-9 , C/Z 92-6 , and GPA 92-2, subject to conditions . Carried 2-0-1 (Commissioner Jonathan abstained) . VIII . MISCELLANEOUS None. IX. ORAL COMMUNICATIONS MR. JEFF' RUNYAN addressed the commission. He explained that he lived directly behind the project; he noted that he was also a small business owner on the far side of the wash and was concerned with the Cook Street crossing and its status . Mr. Folkers stated that right now the contractor was trying to do the restoration; unfortunately, the continuing rains caused some problems . The intent was to try and have it open as soon as possible. There had been some rumors that Cook Street would not be opened--he said that was not true. The ' by-pass road would be installed as soon as possible, '� hopefully by the end of this week or early next week as long as there wasn' t more rain. As soon as it was dry enough, construction would begin on the permanent structure, which would be approximately 14 feet 3 inches above the old grade of Cook Street and would be designed to handle about 14 , 000 cubic feet per second. A 25 year storm was 14,700 feet per second. With the storm the city had the other day, the maximum flow was about 5,000 cubic feet per second, or a little under a 10 year storm. He hoped that the design would not be inundated for some time. In comparison he stated that the new crossing in Indian Wells on Fred Waring was about 6 feet 3 inches; the one at Portola was about 9 feet; and this one would be 14 feet 3 inches . He stated that it would be quite a bit higher and would have more capacity. Mr. Runyan asked if there was provision for a traffic signal for the project just approved. Mr. Folkers stated that city council approved a traffic signal at Cook and Merle. They were currently finishing the engineering and hoped to be out to bid in February. He said that it was planned to be ready by fall . Mr. Runyan stated that it really helped when the city moved the stop sign down the street to Merle. � 4 MINUTES PALM DESERT PLANNING COMMIS5ION JANUARY 19 , 1993 '�"" X. COMMENTS Commissioner Jonathan said that he shared Mr. Runyan' s concerns and noted that one of the challenges in participating in the planning process was to make sure the infrastructure of the city anticipated the growth for projects that were approved. Cook Street and the interchange at Interstate 10 were concerns and he was glad that the city was taking action. He asked if there was a completion date for the overpass; Mr. Folkers stated that right now they were doing the environmental part of the process--he felt the soonest to have I-10 and Cook Street completed would be late 1995, and that was if everything went well . Otherwise, it would be later. The crossing was supposed to be completed by April 23; because it got washed out last Thursday, public works went to city council with a recommendation that council accelerate the construction and $77 ,000 was added to help the contractor complete it around the first of April . Commissioner Jonathan asked if the widening would also occur at this time and if the damage caused by the heavy equipment on Sheryl and Cook would be repaired as part of that project. Mr. Folkers stated that the crossing would have four lanes with two wide sidewalks for bicycles, pedestrians, and golf carts . Any damage done by the contractor would have fixed. �"` He noted that further north on Cook Street there was some older pavement put in by the county that was very fragile. He said that the city put some crack sealing material on it last year, noting that a lot of streets in that area were like that; theoretically the contractor would repair only the damage he might cause. Commissioner Jonathan noted that the pavement was basically gone on Cook Street; Mr. Folkers stated that all of that would be taken care of and his other comments concerned Sheryl . He said that the contractor had to do some grinding because they would be installing storm drains and that pavement would be replaced with asphalt. Mr. Runyan stated that he was concerned about the traffic onto the alley. He asked if there would be improvements done to the alley behind that project. Mr. Folkers replied that as far as he knew the alley would not have any improvements . Mr. Winklepleck felt that utilization of the alley access would be minimal and would be used as a secondary exit. � 5 MINUTES PALM DESERT PLANNING COMMISSION JANUARY 19 , 1993 XI . ADJOURNMENT � Moved by Commissioner Whitlock, seconded by Commissioner Jonathan, adjourning the meeting to February 2 , 1993 by minute motion. Carried 3-0 . The meeting was adjourned at 7 : 26 p.m. 0 RAM N A. DIAZ, c ary ATTEST: � . ' �. .. .-;�,, `�� "�`,1� � � ROBERT A. SPIEGE , man Palm Desert Planning `C mmission /tm � � 6