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HomeMy WebLinkAbout0809 � � � AGENDA SPECIAL MEETING - PALM DESERT PLANNING COMMISSION TUESDAY - AUGUST 9, 1977 7:00 PM - CITY HALL COUNCIL CHAMBERS * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ROLL CALL IV. PUBLIC HEARINGS A. CASE N0. CZ 07-76, PALM DESERT PLANNING COMMISSION, APPLICANT Consideration of a change of zone from S(Study) to PR-10(Planned Residential - 10 dwelling units per gross acre) or other appropriate zone on property located on the North side of 44�h Avenue, between Fairhaven Drive and the Palm Valley Storm Channel . Staff Recommendation: Recommend approval of the PR-10 designation or other appropriate zone designation to the City Council by Planning Commission Resolution No. 274. Action: Approved by Planning Commission Resolution N0. 274; carried unanimously (5-0) . V. ORAL COMMUNICATIONS Any person wishing to discuss any item not on the Agenda may address the Planning Commission at this point by stepping to the podium and giving their name and address for the record. Remarks shall be limited to a maxi- mum of five (5) minutes unless additional time is authorized by the Plan- ning Commission. VI. COMMENTS A. City Staff B. City Attorney C. Planning Commission VII . ADJOURNMENT • �ir+w' �' CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report On: Change of Zone for Parcel A in COD Specific Plan Area Applicant: City of Palm Desert Case No. : C/Z 07-76 I. RE UEST: That the Planning Commission consider a Change of Zone from S(Study) to PR-10(Planned Residential-10 dwelling units per gross acre) , or other appropriate zones for property located northerly of and adjacent to 44th Avenue, south of Park View Drive, and east of the Palm Valley Storm Channel . II. STAFF RECOMMENDATION: That the Planning Commission, by Resolution No. , recommend to the City Council a Change of Zone from S to PR-10 for the property under consideration. Justification is based upon. 1 . The proposed zoning would be in conformance to the Palm Desert General Plan and the intent and purpose of the Zoning Ordinance. 2. The proposed zoning would enable the maximum flexibility of design to resolve existing noise and site problems and ensure the protection of the public health, welfare, and general safety. 3. The proposed zoning would be compatible with existing and future develop- ment in the area. III. BACKGROUND: A. Location: The subject property is generally located north of 44th Avenue and south of Park View Drive, between Fairhaven and the Palm Valley Storm Channel . B. Size: The subject property encompasses 36.46 acres (which includes 2.28 acres of existing right-of-way). There are 10 separate parcels involved, mostly less than 3 acres, but with one parcel of 15.94 acres. C. Previous City Zoning: Upon incorporation, the City designated the property - as R-3-7000 (Multi-Family Residential 1 du per 7000 square feet of lot area. ) D. Adjacent Zoning: North - PR-7, S.P. South - PR-6, S.P. East - R-1-12,000 West - O.S. E. General Plan: Medium Density Residential (5-7 dwelling units per acre) F. COD Specific Plan: Medium Density Residential (7-12 due per acre)/ Lot Consolidation has been proposed at this time. G. EIR: This project is exempt from CEQA as an on-going phase of Case No. C/Z 01-76 for which an EIR was filed and certified as complete by the City Council . � � . . Case No. C/Z 07-76 Page Two August 4, 1977 IV. DISCUSSION: The subject property has been the object of numerous public hearings and reports since it was first considered for re-zoning as a part of the new Palm Desert Zoning Map, which was adopted in February, 1976. Along with a number of other parcels which were felt might be inordinately affected by the then-contemplated COD Specific Plan, it was placed in a Study Zone until a more comprehensive study of the entire COD District could be com- pleted. This task, except for public hearings, has been essentially com- pleted and the Planning Commission now considers it appropriate to review change of zone requests. The property, itself, is relatively level , with a slight slope toward the east (Fairhaven Drive). There are no significant distinguishing physical features affecting this site, with the possible exception of several shallow depressions in the ground which were excavations for a multi-family project which was stopped by the Council upon incorporation. The southeast corner is occupied by the University Baptist Church located on a 2.75-acre parcel . The church has indicated that it has no plans to add any residential develop- ment (such as retirement or nursing) to its site. Development will be served by CVCWD for water and sewer; sufficient infrastructure for both exists for high density development. The site is well-defined by the adjacent street system and storm channel . To the east of Fairhaven Drive is an existing single-family neighborhood with a scattering of multi-family (R-2) lots along Monterey- Avenue and 44th Avenue. The City limits of Palm Desert and Rancho Mirage meet at the centerline of Park View Drive along the north boundary of the site. In the portion that belongs to Rancho Mirage, a multi-family zone that allows apartments at 10 du/acre has been applied. Further to the east, at the northeast corner of Park View and Fairhaven, the City of Palm Desert has approved a 50-unit condo project (5.25 du/acre) and the KMIR television and office facility. The Palm Valley Storm Channel provides a 145-foot wide open space element along the west boundary. A small R-1 neighborhood adjacent to Joshua Road exists to the west of the storm channel , with the balance of the land from there to Highway 111 designated as Planned Commercial Resort. The land south of 44th Avenue, between the storm channel and Fairhaven is presently vacant and zoned PR-6, S.P. LAND USE CONSIDERATIONS All land use studies should begin with a review of pertinent goals and objec��. tives of the General Plan. Being a complex and wide-ranging document, the Palm Desert General Plan addresses a great many areas of concern. New devel- opment should be compact and non-sprawling,-but should also maintain the character of Palm Desert and create the best possible living environment for residents. Housing should be available for those living and working in Palm Desert and should accommodate a variety of life styles and income levels. Within this general range of concern exist a number of present needs. Possibly foremost is the need to stem the rapid increase in the cost of living, as exemplified by the shortage of moderately-priced housing within the local market area. In 1976, only 4 multi-family rental units were added to the hous- ing stock in the entire city. This year, 50-60 rental units may be completed, but most will rent for $300-400 per month. A second major issue is the need . to encourage new construction in the COD District, which will stimulate up- graded development throughout this entire neighborhood. Parcel A, because of its size and proximity to major thoroughfares, represents a critical focal point within this area. To a certain extent, the zoning of this property will reflect the City's policy regarding the entire district. Finally, a sound land use decision must take into account future development patterns. The expansion of retail and office commercial within the City will bring with it an ever rising demand for housing for the employees working within the core area. In less than 10 years, we may see the existence of a major regional shopping mall one quarter-mile to the south along the east side of Fairhaven Drive. • �,, � Case No. C/Z 07-76 Page Three August 4, 1977 IV. DISCUSSION: (Continued) �ONING RECOMMENDATION: PR-10 The staff considers a designation of PR-10 to be the most appropriate for the following reasons: 1 . It requires a development plan for the entire property. Instead of permitting haphazard, lot-by-lot development, it focuses design efforts on creating an integrated physical-spatial layout for the overall parcel , which is an important factor in contributing to a sense of belonging to an ider�tifiable neighborhood. 2. A density of 10 du/gross acre is an intermediate density, which would be in keeping with its location in regard to future regional commercial development. An even higher density would be appropriate for sites closer to the regional commercial center. 3. The PR zone provides a more effective mechanism for implementing uniform design and architectural standards and gives the developer the most flex- ibility regarding development standards. . 4. The PR zone would permit the proper design fo a mixed density development, which would be the most appropriate for meeting the goals and objectives of the Palm Desert General Plan. ALTERNATIVE DESIGNATIONS 1 . PR: A higher or lower PR zone is considered to be the second most appro- priate designation for this property. It offers the advantages of PR-10, but if too low, may not provide a sufficient number of total units to allow an effective mix of residential types. A PR-6 designation would be too low to develop for example, some reasonably-priced garden apartments with some single-family or duplex units. It might just encourage more second- home condo construction, which is a housing type that has little direct impact on existing housing needs. On the other hand, a PR-15 designation would create too high an average density and would give the neighborhood a typical apartment appearance. 2. R-1 : An overall designation of R-1 would not be appropriate given the high traffic volumes of adjacent streets and the proximity of the site to existing and future high density development. The development stan- dards are too conventional to be effective in mitigating existing ad- verse impacts. The cost of the on-and off-site improvements will force these homes into the $60,000-65,000 bracket, which is not the market area that needs the most help. The existing R-1 area on Joshua Road was a condition inherited by the City. Its prior existence is the only reason it deserves to be saved. It should not be used as justification for additional R-1 development. 3. R-2: This zone provides essentially the same density as PR-10, but with little of the design flexibility or ability to develop a unique neighbor- hood character. 4. R-3: This would permit a density that is not justifiable by the site location. It also would exceed the proposed land use designation of the COD Specific Plan. 5. Combination Zone: It would be possible to designate a combination of several zones - with R-3 in one area, R-2-5000 in another, and PR-5 in yet a third. However, the pattern of designation should be based on some overall concept for the entire parcel and can just as easily be accomp- lished with a single PR zone. 6. Commercial : The existing and proposed land use designations are residen- tial and require zoning designations of the same nature. Amendment of the General Plan Land Use Map will be considered at the future public hearing on the entire COD Specific Plan, at which time the Planning Com- mission may wish to designate a commercial site for the requested medical complex. For the record, the staff does not favor commercial zoning (of any type) within Parcel A at this time. `�II�` � ` . PLANNING COMMISSION RESOLUTION N0. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDIPJG APPROVAL TO THE CITY COUNCIL OF A REQUEST FOR A CHANGE OF ZONE FROM STUDY DISTRICT (S) TO PR-10 (PLANNED RESIDENTAIL) ON PROPERTY GENERALLY LOCATED NORTH OF 44TH AVENUE, BETWEEN FAIRHAVEN DRIVE AND THE PAL�1 VALLEY STORM CHANNEL. CASE N0. C/Z 07-76 REVISED WHEREAS, the Planning Commission did on the 9th day of August, 1977, hold a duly noticed Public Hearing to consider a Change of Zone application, filed by the City of Palm Desert, from S (Study) to PR-10 (Planned Residential ) on property generally located north of 44th Avenue, between Fairhaven Drive and the Palm Valley Storm Channel , and more particularly described as: the SW 4, of the SE 4 of Section 18, T.5S. , R.6E. , S.B.B.&M. WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution Number 77-7" , in that this project is considered an on-going phase of Case No. C/Z 01-76 for which a final Environmental Impact Report was presented at a duly noticed Public Hearing held October 23, 1975 by the City Council and certified as a final Environmental Impact Report; and, WHEREAS, at said public hearing, upon hearing and considering the testimony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist which make the approval of the Change of Zone necessary to carry out the provisions and general purpose of the Palm Desert General Plan: 1 . The proposed zoning would be in conformance to the Palm Desert General Plan and the intent and purpose of the Zoning Ordinance. 2. The proposed zoning would enable the maximum flexibility of design to - resolve existing noise and site problems and ensure the protection of the public health, welfare, and general safety. 3. The proposed zoning would be compatible with existing and future develop- ment in the area. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert as follows: 1 ) that the above recitations are true and correct and con- stitute the findings of the commission in this case; 2) that it does hereby re- commend approval to the City •Council of the requested Change of Zone from S (Study) to PR-10 (Planned Residential ) for the reasons set out in this resolution. PASSED, APPROVED, and ADOPTED at a special meeting of the Planning Commission, of the City of Palm Desert, held on the 9th day of August, 1977, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: GEORGE BERKEY, Chairman ATTEST: PAUL A. WILLIAMS, Secretary � � PLANNING COMMISSION RESOLUTION N0. � A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDIPJG APPROVAL TO THE CITY COUNCIL OF A REQUEST FOR A CHANGE OF ZONE FROM STUDY DISTRICT (S) TO PR-10 (PLANNED RESIDENTAIL) ON PROPERTY GENERALLY LOCATED NORTH OF 44TH AVENUE, BETWEEN FAIRHAVEN DRIVE AND THE PAL�1 VALLEY STORM CHANNEL. CASE N0. C/Z 07-76 REVISED WHEREAS, the Planning Commission did on the 9th day of August, 1977, hold a duly noticed Public Hearing to consider a Change of Zone application, filed by the City of Palm Desert, from S (Study) to PR-10 (Planned Residential ) on property generally located north of 44th Avenue, between Fairhaven Drive and the Palm Valley - Storm Channel , and more particularly described as: ' the SW 4, of the SE 4 of Section 18, T.SS. , R.6E. , S.B.B.&M. WHEREAS, said application has complied with the requirements of the "City of ' Palm Desert Environmental Quality Procedure Resolution Number 77-7" , in that this project is considered an on-going phase of Case No. C/Z 01-76 for which a final Environmental Impact Report was presented at a duly noticed Public Hearing held October 23, 1975 by the City Council and certified as a final Environmental Impact Report; and, WHEREAS, at said public hearing, upon hearing and considering the testimony and arguments, if any, of all persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist which make the approval of the Change of Zone necessary to carry out the provisions and general purpose of the Palm Desert General Plan: 1 . The proposed zoning would be in conformance to the Palm Desert General Plan and the intent and purpose of the Zoning Ordinance. � 2. The proposed zoning would enable the maximum flexibility of design to resolve existing noise and site problems and ensure the protection of the public health, welfare, and general safety. 3. The propo,sed zoning would be compatible with existing and future develop- ment in the area. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert as follows: 1 ) that the above recitations are true and correct and con- stitute the findings of the commission in this case; 2) that it does hereby re- commend approval to the City •Council of the requested Change of Zone from S (Study) to PR-10 (Planned Residential ) for the reasons set out in this resolution. PASSED, APPROVED, and ADOPTED at a special meeting of the Planning Commission, of the City of Palm Desert, held on the 9th day of August, 1977, by the following vote, to wit: AYES: READING, SNYDER, BERKEY, KELLY, KRYDER NOES: NONE ABSENT: NONE ABSTAIN: NONE GEORGE BERKEY, Chairman ATTEST: PAUL A. WILLIAMS, Secretary , � � � � N sC.o.l-E � , �"=300' J 0 S H U A R 0 A D S TO R M C H A N N E L � � � _ . I D � i ` S t0 m . Z PR - !0 � � '' � m F A I R H A V E N D R I V E s � � � D ��� Z � U � � �+DON 15 �R' .p G < , � �O �'L R' i � b p o 3 R��E 2 � 3 D N v . � � � � < tit 4� _m O R • �- AGPG t A CITY OF PALM DESERT CASE N0. C/Z O'l�76 ����C�� OO � �0�� ADOPTED 8Y ORD. N0,_ ���� � �� � DATE