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HomeMy WebLinkAbout1982/01/13 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall January 13, 1982 1:30 p.m. ROLL CALL F-Y 1981 - 1982 Present Present Excused Absences Planning Commission This Meeting to Date to date Michael Harris, Chairman X 10 3 Carrie Allan X 12 1 Richard Service - 11 2 Paul Madsen X 11 2 Darel Harris X 11 2 David Christian X 10 3 Peter Koetting X 12 1 Staff Present Marvin D. Roos, Planning Director Thomas E. Lynch, Housing Administrator Michael Dotson, Planner I Douglas Evans, Planner III Mary L. Isenberg, Recording Secretary Architectural Advisory Committee Present - January 11, 1982 Peter Koetting, Acting Chairman Hugh Kaptur James Cioffi Chris Mills (alternate) David Hamilton Earl Neel Absent: Larry Lapham, portion of meeting (Chairman), Paul Madsen Chairman called the meeting to order at 1:30 p.m. Approval of Minutes Minutes of the December 23, 1981 meeting, draft distributed, were unanimously approved. January 13, 1982 PLANNING COMMISSION MEETING MINUTES 2 NOTE:The Tribal Council had no comments regarding items on the agenda. CASE 5.0175-GPA-B (Cont'd.). Initiation by the CITY OF PALM SPRINGS for approval of amendment to the General Plan Land Use Plan as follows: Change "Open (Parks & Recreation)" to "Commercial Manufacturing" for property located between Bogie Road/San Luis Rey/Ramon Road, northerly to City limits, Section 17; and CASE 5.0160-CZ. Application by MAINIERO, SMITH for Golden West Equity Properties for CZ from "O" to "CM" or such other zones as the Commission may find appropriate for Ramon Road between Bogie Road/San Luis Rey, 0 Zone, Section 17. Planning Director updated staff report including findings and recommendations and described two exhibits prepared by staff showing open space and land use. He stated that staff would recommend M-I-P standards. He also noted that there were problems with the property with environmental impacts which will require unusual conditions and that a zone change would remove the ability to condition the property. He stated that mitigative measures would have to be done with the development plans and noted that the City might not be successful in some mitigative measures regarding open space needs and off site improvements in the area. He stated that staff and the task force reviewing industrial standards feel that industrial standards are appropriate to portions of the site and that the applicant has not submitted specific plans for the property since he has indicated that no specific plan will be developed until zoning is established. • Chairman declared the hearing open. J. Schlecht, 801 Tahquitz-McCallum Way, representing the applicant, stated that he had the feeling that the matter has not reached the conclusion requested by the City Council since he felt that the open space issue no longer exists and that the City Council requested a General Plan change and appropriate zoning not neces- sarily the C-M Zone. He stated that the northerly and easterly portion of the property can be addressed at the time specific maps are submitted, and that the Zoning Ordinance has appropriate setback safeguards and mitigative measures for the adjacent residential area. He noted that there was no specific user of the property at the present time and requested that some decision be reached regarding the entire site relative to the Zone Change and the General Plan Amendment. In reply to a question by Chairman, Mr. Schlecht stated that the applicant finds the planned development district (PD) process unworkable since specific plans must be submitted for a planned development district. B. McDonald of Golden West Equity Properties, the applicant, stated that a PD would not be suitable since there are no users. He stated that there are 40 acres to be developed and that he has no idea of the types of users for the property. He requested one type of zoning only and reiterated that a PD is not suitable. He stated that the staff report indicates that staff would prefer no zone change until the industrial standards are revised but that the appliation was submitted a long time ago and a decision should be made. • January 13, 1982 PLANNING COMMISSION MEETING MINUTES 3 Chairman commented that the task force to revise the industrial standards was formed to benefit the entire community and not just the applicant's project. In reply to a question by Chairman, Mr. McDonald stated that a PD would be suitable only if users had been found for the property but that the PD should not be for the entire 40 acres at one time. Discussion followed on the speculative nature of the proposal. Mr. Schlecht stated that the applicant wanted to be able to sell lots to prospective users who would then apply to the City for development. Chairman stated that it was not the intent of the Commission to eliminate this type of proposal. Mr. Schlecht requested that the applicant be given the same consideration on his land that development on Indian land receives. Planning Director stated that a PD application could be made which included lot sales. He reviewed major developments which created a plan by which lots could be logically subdivided. He stated that to subdivide industrial property without a master plan did not insure an integrated project and that staff was sensitive to the inequities between the Indian and non-Indian land. He stated that once land is subdivided, it cannot easily be reformed and that the present M-1-P standards are not strong enough which is the basis for the staff recommendation for a PD. He noted that staff could live with M-1-P Zoning on a portion of the property. . Further discussion followed on similar development using a PD approach. Mr. McDonald reiterated that he was not in favor of a PD. There being no further appearances, the hearing was closed. Commission discussion: Discussion followed on the M-1-P Zoning, the viability of the PD procedure, the lack of a specific plan for the property and whether or not the M-1-P standards should be revised for more control Planning Director stated that the "good faith" negotiations requirement had not been addressed at the present time, but that the staff recommendation was in response to the unfinished industrial standards and the fact that the project had been processing for a lengthy time. Chairman stated that Commission should consider a change in the General Plan to designate the frontage area as industrial and leave the interior northerly and easterly portions of the site in the 110" designation. Planning Director described the PD procedure for the 40 acres. He stated that all that need be developed in the preliminary stage is a circulation system and perhaps Phase I of the property, and that standard requirement could be established for development of the property. • January 13, 1982 PLANNING COMMISSION MEETING MINUTES 4 Planning Director described the mixing of densities under a PD. He explained that the purpose of the PD is to allow the frontage areas to develop as industrial with the property adjacent to residential zones and overlaying the area impacted by uncompacted fill to be left in an open classification to accommodate buffers and non-buildable areas because of the unusual conditions of the site. Planning Director explained the methodology of the PD to achieve the intent of the General Plan and explained that the planned district application in-lieu of a change of zone had been done in about 30 of the 130 planned development applications approved by the City. Discussion followed on the action to be taken. Motion was made by Christian, seconded by Allan, and unanimously carried (Service absent) approving GPA 5.0175-B per staff recommendations as follows: 1. That industrial uses be incorporated for the frontage along Ramon Road and Bogie Road. 2. That there be no change to the interior northerly and easterly portions of the site. 3. That appropriate amendments be made to the Open Space Conservation and Safety/Seismic safety elements. Motion was made by Madsen and seconded by Allan to change zoning from "0" to "M-1-P" in the area along Bogie and Ramon Roads with the "0" Zoning to remain in the other areas. The vote was as follows: AYES: Allan, Madsen NOES: Christian, Koetting, D. Harris, M. Harris ABSENT: Service The motion was defeated. Motion was made by Christian, seconded by D. Harris, and carried (Service absent; Madsen dissented) to allow the "0" Zoning to remain with any submittal to be based on the General Plan amendment and developed as a planned development district under M-1-P Standards. CASE 5.0189-PD-133 & TTM 17759 (Cont'd.). Application by CHRISTIAN ASSOC. for J.Mayer for approval of a PD and tentative tract map for conversion of existing non- conforming apartments to condominiums at 2003 Desert Park Avenue, R-1-C Zone, Section 1. (This action is categorically exempt from environmental assessment, per CEQA.) (Commission Christian abstained.) • January 13, 1982 PLANNING COMMISSION MEETING MINUTES 6 Commission discussion: A request was made of staff to provide information on the number of vacancies impacts of tenant displacement and whether or not there was a shortage of rental units in the proposed price range. Commission consensus was that no action could be taken because of lack of information, and that a written report would be necessary with information included as to what income would be targeted in the proposal. Chairman continued the hearing for 60 days (based on tenant notification) and with the application to be renoticed. PUBLIC COMMENTS W. Kleindienst, 1301 N. Palm Canyon Drive, requested that exterior structures such as swimming pools, porches, and patios be deleted from the definition of building coverage since they enhance the exterior development and allow creative freedom in controlling the environment. TENTATIVE TRACT AND PARCEL MAPS Planning Director reviewed and explained the maps and the Planning Commission discussed and took action on the following tract and parcel maps based on the finding that the proposed subdivision, together with the provisions for design and improvement, are consistent with the General Plan of the City of Palm Springs. A Negative Declaration has been ordered filed based on the finding that the project will not have a significant adverse effect on the environment and subject to conditions as outlined. TENTATIVE TRACT MAP 18136. Application by F. ONYS for J. McDonough for approval of conversion of commercial properties to industrial condominiums on Vella Road between Sunny Dunes Road/Mesquite Avenue, M-1 Zone, Section 19. (This action is categorically exempt from environmental assessment, per CEQA.) Motion was made by Madsen, seconded by Koetting, and unanimously carried (Service absent) approving TTM 18136 subject to all recommendations of the Development Committee. TENTATIVE TRACT MAP 18196. Application by F. ONYS for J. McDonough for approval of conversion of commercial rental properties to industrial condominiums on Williams Road, south of Sunny Dunes Road, M-1 Zone, Section 19. (This action is categorically exempt from environmental assessment, per CEQA.) January 13, 1982 PLANNING COMMISSION MEETING MINUTES 7 Motion was made by Madsen, seconded by Koetting, and unanimously carried (Service absent) approving TTM 18196 subject to all recommendations of the Development Committee. MISCELLANEOUS ITEMS SECOND TIME EXTENSION(TPM 12937). Application by HALLMARK ENG. for Sands Motel & Sands, Ltd. for a 12 month time extension for a 2-lot subdivision to divide existing hotel from vacant property on N. Palm Canyon Drive between Vista Chino/Via Escuela, C-1 & R-3 Zones, Section 3. This item was removed from the agenda since the final map has been recorded. DETERMINATION 10.318. Request by staff for Commission review of definition of building coverage in R-1 Zones as it relates to covered porches, patios, etc. Planning Director stated that there was an inconsistency in the Zoning Ordinance relating to building coverage in the R-1 Zone and presented the staff report. He stated that the AAC had suggested approximately a 50% limitation be placed on roof areas with which staff is not completely in accord without further study. He noted that staff feels that the coverage should be calculated on the footprint, including garages, and not on open structures. Commission discussion: Discussion followed on the AAC recommendations, illegal structures, zoning enforcement, AAC recommendations, inclusion of determination in the Zoning Ordinance, overhangs and ramadas, limitation of building coverage, and lack of ordinance requirements for AAC approval of single family residences. Motion was made by Christian, seconded by Allan, and unanimously carried (Service absent) determining that maximum allowable building coverage be calculated based on the living area, including garages, with no specific restrictions regarding exterior structures such as patios, swimming pools, gazebos which are open on at least two sides and overhangs. DISCUSSION. Planning Commission discussion of electronic game arcades regarding location, number and overall City policy. Planning Director stated that the staff has received numerous requests for establishment of amusement arcades, and that staff has made the determination that up to four machines can be allowed as an accessory use although no action has been taken regarding this by the Commission. He then reviewed the history of amusement arcades in the City and stated that staff would not recommend action at the meeting in order to allow staff to present a determination at the February 11 meeting stating that amusement arcades be allowed as an accessory use with a • limitation of four machines. He stated that the machines have become more sophisticated in the last few years and that one place where they had been placed January 13, 1982 PLANNING COMMISSION MEETING MINUTES 8 in the past was Fairchild's Golf Course who removed them of their own accord. He stated that the arcades were not addressed completely enough in the Zoning Ordinance. Commission discussion: Discussion ensued on amusement arcades in locations such as hotels. The establishment of arcades under CUP provisions, supervision of users and maintenance of the equipment and control of operating hours. Lois Schlecht, 1500 Murray Canyon Drive, replied to a question by Chairman, stating that some establishments in other areas have the arcades at the present time and that they are maintained and supervised, and that there might be some location where they could be tried in the City. Planning Director stated that staff would update research on amusement arcades and present a staff report at the February 11 meeting. ARCHITECTURAL APPROVAL ITEMS CASE 3.457. Application by CHRISTIAN ASSOC. for Creative Financial Corp. II for architectural approval of luxury hotel complex on S. Palm Canyon Drive, C-1 Zone, Section 23. (Commission response to written comments on draft Negative Declaration and action for filing. No comments received.) Planning Director presented a brief history of the project and gave directions for Commission action. Planner III presented the application on the display board and explained that an AAC concern was the function of the area for service facilities such as trash location. He stated that there was a minor code problem regarding parking on the south side and that the AAC felt that there was also a massing problem. D. Christian, the architect, explained the trash area location on the display board. Commission discussion: Discussion continued regarding the trash area location and truck movement. Planner III stated that the AAC requested the details of the preliminary format before working drawings were submitted. Planning Director explained that working drawings would be presented showing hard elevations and a site plan prior to the addition of details and stated that staff was comfortable with giving approval subject to conditions as outlined and with the condition that approval was subject to the further approval of the next phase of drawings. He stated that the Commission should voice any concerns on revisions at the meeting. Discussion followed regarding the type of hotel and the fact that one of the AAC members had voted against it because of concerns with the massing, the continuity between the various elements, and incomplete drawings. • January 13, 1982 PLANNING COMMISSION MEETING MINUTES 9 Motion was made by Koetting, seconded by D. Harris, and unanimously carried (Service absent; Christian abstained) approving the application subject to the following conditions: 1. That all recommendations of the Development Committee be met. 2. That all mitigative measures identified in the environmental assessment/initial study be implemented. 3. That detailed preliminary working drawings be submitted. 4. That detailed preliminary landscape/site development plans be submitted at a scale which provides sufficient detail for a comprehensive review of the project. 5. That final approval of the project is subject to approval of the preliminary working drawings. 6. That upon approval of the working drawings and preliminary landscape/site development plans, final landscape, irrigation and exterior lighting plans be submitted. 7. That a Negative Declaration be filed. CASE 3.481 (Minor). Appliction by CITY OF PALM SPRINGS for architectural approval of expansion of parking lot at Everybody's Village located between N. Palm Canyon Dr./N. Indian Ave. at Alejo Road, "O" Zone, Section 10. (Ref. Case 2.439.) Planning Director and Planner III presented the proposed parking lot expansion on the display board. Commission discussion: Discussion followed on alternative parking, adjacent parking, and tree type and transplantation. Motion was made by Madsen, seconded by Koetting, and unanimously carried (Service absent) approving the application subject to the following conditions: 1. That existing trees which may be displaced due to the parking lot addition be transplanted elsewhere on site or incorporated into the parking lot. 2. That a detailed landscape, irrigation and exterior lighting plan be submitted. 3. That all recommendations of the Development Committee be met. • January 13, 1982 PLANNING COMMISSION MEETING MINUTES 10 iCASE 3.306. Application by D. CHRISTIAN for approval of revised architectural details and revised site plan for office building located at 1276 N. Palm Canyon Drive, C-1 and R-3 Zones, Section 10. Planning Director stated that the originally approved plan has been altered and that these revisions were discovered during an inspection of the site. He stated also that the paving was not as originally approved. Motion was made by D. Harris, seconded by Madsen, and unanimously carried (Service absent; Christian abstained) approving the application subject to the following condition: 1. That a wrought iron element be installed on the southerly elevations. 2. That a revised landscape and decorative paving plan be prepared and resubmitted for architectural approval. CONSENT AGENDA The following items are routine in nature and have been reviewed by the Planning Commission, AAC, and staff. No further review is required, and all items are approved by one blanket motion upon unanimous consent. • Motion was made by Madsen, seconded by Christian, and unanimously carried (Service absent) approving the following applications subject to all conditions of staff, Development Committee and the AAC as follows and ordering the filing of a Negative Declaration as indicated: SIGN APPLICATION (Ref. Case 5.0128-PD-107). Application by DESERT ISLE ASSOC. for architectural approval of main sign as built for hotel-condominium complex on E. Palm Canyon Drive, R-3 & R-G-A (6) Zones, Section 25. Condition: That the letters be placed six inches from the inset face of the wall (the six inches to be measured to the back of the letters). CASE 3.452. Application by D. LEVY for J. Zarowitz for approval of working drawings for single family residence at 563 Fern Canyon Road, R-1-A Zone, Section 22. Approved as submitted. SIGN APPLICATION. IMPERIAL SIGN CO. for Gene Autry Hotel for architectural approval of main sign for hotel complex at 4200 E. Palm Canyon Drive, PD-58, Section 30. (Ref. Case 5.927-PD-58.) Approved as submitted. • CONTINUED ITEMS January 13, 1982 PLANNING COMMISSION MEETING MINUTES 11 i CASE 5.0144-PD-116 (Cont'd.). Application by FREDRICKS/AFCOM for architectural approval of site plan, elevations, and landscape plans for Phase I of modular housing project, PD-116, Section 35. Continued pending submission of revised plan. ITEMS FOR RESTUDY The following item was removed from the Planning Commission agenda pending restudy. Application will be rescheduled for hearing only after revised submittals has been processed. SIGN VARIANCE 8.217. Appliction by IMPERIAL SIGN CO. for Gene Autry Hotel for sign variance for directional convenience sign on the southwest portion of the property at 4200 E. Palm Canyon Drive, PD-58, Section 30 (Ref. Case 5.927-PD-58). Restudy for general overall size and bulk and for materials and graphic sign. ADJOURNMENT • There being no further business to discuss, Chairman adjourned the meeting at 4:17 p.m. NPLANN �� IRECTOR MDR/mi WP •