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HomeMy WebLinkAbout1983/06/22 - MINUTES � s PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall . June 22, 1983 1:30 p.m. ROLL CALL F-Y 1982 - 1983 Present Present Excused Absences Planning Commission This Meeting to Date to date Richard Service, Chairman X 22 1 Hugh Curtis X 22 1 Darel Harris X 21 2 Hugh Kaptur X 20 3 Peter Koetting X 21 2 Don Lawrence X 21 2 Paul Madsen X 19 4 Staff Present John A. Mangione, Director of Community Development Marvin D. Roos, Planning Director Siegfried.Siefkes, Assistant City Attorney Kenneth E. Feenstra, Redevelopment Director George Parmenter, Traffic Engineer Dave Forcucci, Zoning Enforcement Officer II Stephen Graham, Planner III Doug Evans, Planner III Robert Green, Planner II Diana Ericksen, Community Development Coordinator Karl Beckley, Engineering Aide III Tom Lynch, Economic Development & Housing Director Vicki Nelson, Economic Development Coordinator John Terell , Housing & Redevelopment Specialist Mary Isenberg, Recording Secretary Architectural Advisory Committee Present - June 20, 1983 Larry Lapham, Chairman Absent: Earl Neel James Cioffi Chris Mills David Hamilton William Johnson, Alternate Peter Koetting Hugh Curtis Chairman called the meeting to order at 1:30 p.m. M/S/C (Harris/Koetting) approving minutes of June 8 with the following addition: Page 8, Case 3.573, (after Concern No. 10) relative to Concern No. 1: Commissioner Koetting questioned the term "surround". Planning Director explained that the arch elements (surrounds) match from one portion of the project to the other. June 22, 1983 PLANNING COMMISSION MINUTES Page 2 ADMINISTRATIVE NOTES Chairman stated that items will be addressed out of order with Case 5.0275-PD-147 to be reviewed at 2 p.m. and Case 5.0252-B-F (MISC. ) to be reviewed first. He also explained to interested persons in the audience that Case 2.803 would be removed from the agenda since the applicant will comply with City requirements. PUBLIC HEARING ITEMS CASE 5.0252-8-F (MISC) . Initiation by the CITY OF PALM SPRINGS of an initial study/environmental assessment for the following redevelopment projects: B. Ramon/Bogie, Sec. 19, 20, 17; C. S. Palm Canyon, Sec. 22, 23; D. Oasis, Sec. 15; E. N. Palm Canyon, Sec. 10, 11; F. Highland/Gateway, Sec. 34, 35. Recommendation: That the Planning Commission order the preparation of a single draft EIR with separate sections for each redevelopment project area. Chairman explained that an environmental assessment /initial study has been prepared for the project areas to determine whether or not an EIR should be done. Planning Director stated that each area is unique with unique environmental impacts; that the projects are not on the same timetable as the Tahquitz/Andreas project area; and that staff is recommending preparation of an EIR focused in each area per the issues outlined in the initial studies. Housing & Redevelopment Specialist stated that the five separate areas would be in one EIR in separate sections with some overlap in some areas and would be adopted at the same time which is legal according to the EIR consultant; that there may be some additional cost initially in case supplements are required; that the South Palm Canyon and Ramon/Bogie projects will be completed by the end of 1983 with the other completed in the summer of 1984; and that there is considerable savings in the long term in combining the areas into one EIR. Planning Director stated that the Tribal Council comments had been received disapproving further action on the South Palm Canyon project and the Ramon/Bogie project until certain issues were addressed. Chairman declared the hearing open; there being no appearances, the hearing was closed. M/S/C (Lawrence/Koetting) approving a single EIR document combining all project areas. M/S/C ( Koetting/Lawrence) ordering the preparation of a draft environmental impact report for individual redevelopment project areas to be combined in a single EIR document. June 22, 1983 PLANNING COMMISSION MINUTES Page 3 CASE 5.0252-B-F (MISC. ) (Cont' d. ) Housing & Redevelopment Specialist stated regarding the Tribal Council concerns, that he did not know whether or not it was appropriate to discuss benefits to fee owners at the present time but that a meeting could be arranged with the Tribal Council to discuss issues; and that it was too late to change the boundary lines on the Ramon/Bogie project area but it could be done later if necessary. Tribal Council comments: "After consideration of the recommendations of the Indian Planning Commission, the Tribal Council disapproved any further action to proceed with a redevelopment project in the Ramon/Bogie Redevelopment Project Area and the South Palm Canyon Redevelopment Project ARea until such time as the following issues are addressed: 1. Determination of possible benefits to the fee owners and to the community as a whole relative to the vacant lands in the Ramon/Bogie area. 2. Rationale for including the area southerly of Mesquite Avenue within the South Palm Canyon Area, including possible benefits to the fee owners and to the community as a whole." • CASE 5.0275-PD-147. Application by E. DeBARTOLO CORP./DESERT FASHION PLAZA for a planned development district to allow remodeling and expansion of the Desert Inn Fashion Plaza on Tahquitz-McCallum Way/North Palm Canyon Drive and redevelopment of the block north of the existing Desert Fashion Plaza to include the closure of Andreas Road, the development of additional retail space, parking facilities, and the development of a 207-room hotel , C-B-D Zone, Section 15. Recommendation: That the Planning Commission take no action other than noting any concerns of environmental impacts relating to the design of the project. Director of Community Development gave a brief history of the area stating that there had been a loss in the economic viability of the downtown; that SAX was unhappy with its present location in the financial section of the City and was considering relocation to the Desert Fashion Plaza area; that originally another developer had been contacted regarding expansion of the Desert Fashion Plaza; that Andreas Road had been recommended by the Commission to be changed from a collector to a local street which could then be vacated; that City Council considered the action but tabled the amendment to the General Plan Land Use Plan until an application could be made for expansion so other factors could be reviewed; that recent meetings had been held wherein the DeBartolo Corp. had presented its case and that the Corporation representatives would be presenting a preliminary approach to the Commission on the Corporation' s philosophy and overall • development plans for the project in a series of public hearings; that an EIR is being done presently; that the present public hearing was for input only with no decisions to be made until the EIR is complete; that the project is a major one and could be a turning point in the redevelopment process downtown; and that the DeBartolo Corporation would present its concept in tying the hotel and mall together. June 22, 1983 PLANNING COMMISSION MINUTES Page 4 CASE 5.0275-PD-147 (Cont'd. ) • Planning Director stated that the Commission should consider any additional areas of EIR impact; and the concept and beginning of architectural thoughts and schemes to establish solid communication between staff, Commission, and the developer. H. Biel , project coordinator, introduced the team consultants architects, engineering firms, and financial consultants) and explained the inception of the project stating that the key points were unification of the expansion and existing part of the project as a single functional unit with equal partnership between the DeBartolo Corp. and the Desert Fashion Plaza; that the western edge of the project is important and a restaurant/patio dining will face the mountain on that edge; that parking would be provided by narrowing the existing grassy strip between the Museum and the Fashion Plaza to construct parking spaces; that the underground parking facility will be underneath the expansion part of the project; that the parking spaces resulting will be within the average for an urban project; that SAX will be located at the western edge of Andreas, with small adjacent shops, and with a major 207-suite hotel adjacent to the shops; that the current project design is sensitive to the delicate balance of Palm Springs; that there are two major challenges which are taking pedestrian traffic from Palm Canyon and introducing traffic to the western extremity of the project and to the Desert Museum and increasing east/west traffic, and insuring that the existing center should be just as successful as the • planned expansion space. He described the expertise of the DeBartolo Corporation and stated that the project needs tenant mix, a design sympathy and efficient traffic ingress and egress to make it viable. He presented and explained slides on the following topics: a) the parking structure on Palm Canyon; b) the parking field; c) the northeast view perspective; d) the hotel building footprint; e) the northwest quadrant; f) cross-sections north along Palm Canyon; g) the vegetation plan; h) the western edge of the project; i ) Desert Fashion Plaza Drive; j) cross-section of the adequacy and shelter of the parking; k) west elevation study; 1) cross-section facing south from Amado; m) cross- section of the western edge; n) cross-section showing south to north looking toward the hotel ; o) cross-section of the parking field; and p) cross-section through the hotel . He stated that a key concern was the sight line view perspective of the mountain; that a balloon had been raised to a 60-foot height and a hotel superimposed on photographs to demonstrate "blockage" of various views but that only one area diagonally from the corner of Amado and Palm Canyon had been blocked; that the landscape and site plan would be left on the display board for the Planning Director's commentary; that staff was responsive and helpful ; that the original plan had been improved considerably; and that a scale model had also been prepared. • June 22, 1983 PLANNING COMMISSION MINUTES Page 5 CASE 5.0275-PD-147 (Cont' d. ) Planning Director stated that the Tribal Council had commented on the project but had not included a letter that was to accompany the comments; that the telephone company had commented on the project; that a specific plan for Amado seems to be appropriately designed; that straight-forward comments had been received from the Development Committee; that the newly hired Traffic Engineer had met with the project traffic engineer and received a traffic analysis; that the AAC noted that the massing and height were acceptable; that the hotel element on Amado was no particular problem but could be softened perhaps by stair-stepping; that the trellis element had not been developed fully enough to make a strong architectural statement; that there should be more openings for pedestrians to enter the project; that there may be a conflict with pedestrians and vehicles on Palm Canyon; that celestory windows letting light into the existing mall will be incorporated; and that there is a partnership line which may make it difficult to terrace an extension of the hotel over the mall . He then discussed the street scheme on Palm Canyon, including the concept of a shade tree canopy, and other minor issues. He noted that directly accessing the front ramp from the covered porte cochere area was a consideration; and that stair- stepping south of the mall was being discussed with the Redevelopment Director. (Dr. Biel stated that it was being investigated but would involve partnership lines. ) R. Arthur, President, Palm Springs Savings & Loan, stated that he . supported the project since increasing business increases business at financial institutions and suggested everyone work to make the project a reality as soon as possible. Robert Fey, representing the Board of Realtors, stated that the Board is almost totally supportive of the project; and that all major concerns have been addressed and will be covered in the EIR. He urged that the project move forward. Mrs. R. Licata, representing the League of Women Voters, spoke neither in favor nor in opposition to the project, but commended the City for publicizing the meetings to allow input on the expansion project. She stated that the League believes that democratic government depends upon the informed and active participation of its citizens. She read a letter from the League (on file in the Department of Community Development) and stated that the League anticipates that the open policy of cooperation will be followed as the project plans mature. J. Stewart, 155 Hermosa Drive, representing Desert Citizens United, presented the following concerns of the organization: 1. That the project adhere to parking regulations for hotels. 2. That underground parking be carried on along the western portion with entrance and exit along Tahquitz with the grass to remain. 3. That the western end of Tahquitz be redesigned as a cul-de-sac for traffic and to enhance the Museum. • 4. That Andreas be realigned and kept open between the project and the new retail street. 5. That highrise hotels be limited to south of Alejo Road. June 22, 1983 PLANNING COMMISSION MINUTES Page 6 CASE 5.0275-PD-147 (Cont'd. ) • He stated that the recommendations result from discussions people acquainted with the project; and that downtown Palm Springs must be saved to save Palm Springs. Mrs. L. Graves, Secretary, Desert Peoples United, stated that the DPU, in existence since 1972, has as its first function the protection of the air, water, land, and environment of the City; that the project is exciting but questioned how the traffic problems can be resolved, (which is the DPU' s main objection) ; that the project, especially the hotel and closure of Andreas, will increase traffic; that the project is of high quality but the DPU has prepared a resolution against the construction; that the Mayor has suggested a meeting of DPU members but many are gone for the summer; that a letter had been sent polling the members with the result that 189 replies out of 202 were in opposition to the project; that the Board of Directors has requested that the signatures be presented to the Commission and the City Council ; that only one member of the organization will be in Palm Springs for the summer meetings; that although she did not have the original letter relative to environmental impact of the project, she would forward it to the Commission; that the letter objected to the closure of Andreas, the six- story hotel , and increasing traffic because of the ingress and egress on Palm Canyon; and that doubt had been expressed that the Board represented its members regarding the DeBartolo project and that was the reason the "polling" letter had been prepared and was sent to the • members for their input. Planning Director stated that staff had seen the form letter which outlined two positions for the members to indicate their preference. W. Kleindienst, architect, stated that concessions are being given to the project on parking; (Planning Director stated that the overall parking meets standards. ) that there is a congestion problem downtown which makes it very difficult for traffic to move during the season and this should be considered; that the project has validity but service issues such as the loading dock should be addressed; questioned the safety of the underground parking lot at night; stated that access off Palm Canyon could be alleviated by using Amado as the front of the hotel ; that the length of the project along Alejo is too long; that the project must have consideration of its impacts; and questioned the upgrading of property in the redevelopment area which will then be bought by the City at an inflated cost. R. Gorney, 1790 Araby Drive, stated that he wa in favor of the concept but that the actual project is different from the concept; that the project should not be reviewed in the summer when citizens are out of the City; requested that the public hearing schedule be revised since it would not affect the project if hearings were postponed until December; apologized for remarks he had made regarding particular persons; stated that SAX is presently located in Palm Springs and by moving they will not add retail ; that the majority of the new floor area will be devoted to a hotel ; that Palm Springs leads the Valley in the number of hotels at the present time and that a major retail area should not be given to a hotel ; that the "San Francisco look" is not appropriate in Palm Springs; that access to the Museum will be difficult with the proposed street configuration; that the closure of Andreas should be separated from the project; that if any other organization except DeBartolo had June 22, 1983 PLANNING COMMISSION MINUTES Page 7 CASE 5.0275-PD-147 (Cont'd. ) • presented the project at its present stage, the City would not have considered it. Mrs. D. Siegel , Playa Circle, suggested that Amado going toward the Museum be made one-way from Palm Canyon so that traffic can go around the project; that the six story hotel is not the Palm Springs "look"; that other hotels are not allowed that height; and that the front of the hotel should be on Amado to alleviate traffic problems. H. Biel (rebuttal) , in response to Mr. Kleindiest, stated that the length along Palm Canyon will be articulated vertically and horizontally; that there are several loading facilities; that a high volume of parking spaces will be added to the existing spaces; that the project will enhance the parking and traffic; and that the hotel is no higher than the Spa, which is an existing precedent. Mrs. V. McGinty stated that Beverly Hills has solved a similar problem by ingressing at one end of a project and egressing at the other; that Palm Springs could solve the problem if Los Angeles can. There being no further appearances, the hearing was closed. Chairman requested that Commissioners express concerns about the project and not a position; that staff express concerns beginning with major • ones. Planning Director stated that overall massing concepts and their effect downtown should be considered; that a four to five hundred space parking deficiency will be eliminated by the project; that anchoring the project at the north and with a six story hotel is an issue, and that the relationship of it to the existing center with the access points as shown is also an issue. Commission concerns: Commissioner Curtis stated that his concerns are in the AAC Minutes (on file in the Department of Community Development) ; that an additional entrance should be provided to the hotel ; that signing for the underground parking mall will be difficult and that it would be difficult to see that it was a shopping center; that the west side of the curb should be landscaped along O'Donnel Golf Course; and that the view restaurant is a good way to coordinate the hotel and the retail businesses. Commissioner Madsen stated that Palm Canyon frontage landscaping could be a problem since too much landscaping, including the trellis, detracts from the center; that he was concerned about the aesthetics of the restaurant area between the Museum and the project; and questioned the reasons for its being open. Planning Director stated that it was open in response to the relationship between the mall and the Museum to take advantage of the open space and the view and the AAC thought it was an exciting concept. Commissioner Lawrence stated that he was concerned about traffic although that concern is being addressed in the EIR. June 22, 1983 PLANNING COMMISSION MINUTES Page 8 CASE 5.0275-PD-147 (Cont'd. ) Commissioner Koetting stated that pedestrian access on Palm Canyon was hazardous because of the driveways; that the height and stair stepping was acceptable; that there should be relief on Amado frontage; that additional rooms could be added over the mall ; that the service loading area is a problem and should be landscaped; that there should be offset parking along Museum and Andreas; that the landscaping should be improved along O'Donnel ; that the corner should be widened for easier access for turning right at Tahquitz; that there was a potential conflict at the Tahquitz entrance to the parking lot; that the offset of the parking entrance and Belardo should be studied; that with the massing in the mall , and the roof over the mall , more light will be necessary; and that the street facade on Palm Canyon will thrive on activity and should be retained. Commissioner Harris stated that he was concerned about the bottleneck as proposed with ingress on Palm Canyon and that the stepped back detail should be wrapped around the corner; that he was sympathetic with the neighbors across the street who would be forced out of business by the project; that there should be "real " open space. Commissioner Kaptur stated that he agreed with AAC recommendations regarding stepping back the hotel on the north face; that the more entrances there are, the more pedestrian traffic will be interrupted; and that the subterranean parking is difficult to design artistically • since they are dark holes. Tribal Council comments: "In response to the Notice of Preparation of a Draft Environmental Impact Report for the subject project dated May 9, 1983, the Tribal Council is submitting its comments as to the scope and content of the environmental information of particular concern to the Tribal Council . Those comments are contained in the enclosed copy of the Tribal Council 's letter of June 21, 1983 to the Department of Community Development." PUBLIC COMMENTS None. June 22, 1983 PLANNING COMMISSION MINUTES Page 9 ARCHITECTURAL APPROVAL ITEMS The Planning Commission reviewed plans, discussed, and took action on the following items involving architectural approval subject to the conditions as outlined. CASE 3.559. Application by EISNER-SMITH PLANNERS for Palm Canyon Associates for architectural approval of revised plans for a 270-room resort hotel on East Palm Canyon Drive between Cherokee Way/Southridge Drive, C-2 Zone (I.L. ) , Section 30. Planning Director stated that the project was placed on the AAC agenda for informal review only but when recommended for approval the applicant requested it be placed on the Planning Commission agenda; that the project was displayed in the Small Conference Room and the Commission could adjourn to the room to review it. (The Commission adjourned to the Small Conference Room. ) Discussion: Details of the project. Elimination of the second floor arches was discussed. T. Koehnline, architect, stated that the detail was consistent throughout the project. Planning Director stated that the brick sill was not a condition originally and that the applicants prefer not to have that detail . Mr. Koehnline stated that he thought that the plaster application was also a suggestion. After returning to the Council Chamber, Planning Director stated that he • had been told by the architect that conditions were not as he understood them from the AAC review; that the brick sill element and the final site plan are issues. Mr. Koehnline stated that he thought the landscape plan was approved with minor review of the materials. Commissioner Koetting that the AAC landscape architect suggested that the landscape be reviewed against the elevations with the use of desert plant materials. Mr. Koehnline noted that the general basic site plan was approved and that the cooling tower location had been revised and screened. M/S/C (Koetting/Harris) approving the application subject to the following conditions: 1. That plaster edges be rounded. 2. That a brick sill be used on arch windows with the brick to match the tile. 3. That the proportions on the Porte cochere be shown on the detail sheet. (See pencil notation on the plan. ) 4. That shot plaster be used throughout to give a varied texture to the building. i June 22, 1983 PLANNING COMMISSION MINUTES Page 10 CASE 3.559 (Cont' d. ) • 5. That the landscape plan be further studied to review the following: a) Revised plant placement. b) Increased variety of trees. c) Elevations submitted which allow comparison of landscape forms on the building elevations. d) Tree forms to visually soften the elevations, especially Building "F". 6. That the final site plan be reviewed and approved by staff. TENTATIVE TRACT AND PARCEL MAPS Planning Director reviewed and explained the map and the Planning Commission discussed and took action on the following parcel map based on the finding that the proposed subdivision, tegether 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. TPM 19405. Application by KWL ASSOCIATES INC. , for the Jewish Community Center for approval of combination of lots at the northwest corner of Alejo Road/Cahuilla Road, R-1-A Zone, Section 10. (Previously given environmental assessment in conjunction with Case 5.0201-PD-135. ) M/S/C (Koetting/Lawrence; Madsen abstained) approving TPM 19405 subject to all conditions of the Development Committee. PUBLIC HEARINGS (Continued) CASE 5.0262-ZTA (Revised) . Initiation by the CITY OF PALM SPRINGS of revision to amendments to the conditional use permit section (9402.00) of the Zoning Ordinance. (Referred back by City Council . ) (Given environmental assessment previously in conjunction with original review of the case. ) Recommendation: That the Commission approve revised Case 5.0262-ZTA. Planning Director stated that the case was referred back to the Commission by Council with concerns about service stations, regarding the 250 ft. requirement for residential zones, the pump definition (the revision was acceptable to the Commission) , and non-automotive accessory uses; that the service stations with today' s technology may not be the place to service cars; that the Shell station rebuild will be coming back for Commission review after being tabled for traffic issues. June 22, 1983 PLANNING COMMISSION MINUTES Page 11 CASE 5.0262-ZTA (Cont'd. ) • Discussion: Background and reasons for staff recommendations. Planning Director stated that the current standard is 1500 sq. ft. , and that the PVO station on Sunrise Way was allowed a dentist office in the rear in conjunction with architectural approval . Chairman declared the hearing open. W. Kleindienst, 3963 Calle San Antonio, stated that the concept of mini- markets is that they are unsightly but that if the market design were to be approved through the AAC and Planning Commission, it would be acceptable and that to deny the mini-market service station combination would be to restrict construction of stations in the City and close other stations; that whether or not a mini-market should be combined with a gas station should be decided by the gasoline company; that gas stations are a necessity for the tourist business; that mini-market construction should be reviewed individually; that historically the first gas stations were general stores with pumps; and that perhaps the concept will return. There being no further appearances, the hearing was closed. M/S/C (Kaptur/Harris; Curtis/Koetting dissented) to continue the case to July 13. Chairman directed staff to review the revisions and consider architectural control of the combination usage. MISCELLANEOUS ITEMS DETERMINATION 10.335. COMMISSION determination that a complete recycling center is a proper use in the M-1 zone, City-wide. Planning Director explained that the request is different from the recent request for a "drop-off" recycling facility since this is a complete processing plant; that the Director of Community Development requested specific Planning Commission determination on the use. Discussion: Allowance of the use and its aesthetics. Commissioner Koetting stated that it should be under a CUP because of the magnitude since it is noisy and more industrial in character than anything in the City. M/S/C (Koetting/Kaptur) determining that a recycling center is a proper use in the M-1 Zone under a conditional use permit. Planning Director stated that staff would develop clear wording for the determination. June 22, 1983 PLANNING COMMISSION MINUTES Page 12 ARCHITECTURAL APPROVAL ITEMS (Continued) • CASE 2.709. Application by THRIFTY DRUG STORES for architectural approval of revised sign program for Thrifty Drug, Big 5, and Sandy's Restaurant complex on South Palm Canyon Drive between Amado Road/Ramon Road, C-B-D Zone, Section 15. Planning Director stated that a request had been received to revise the sign program for the complex including Thrifty, Big 5 and Sandy's Restaurant; that much time had been spent by Commission and staff in 1975 to devise a good sign program; and that the applicant feels that the present signs are not readable during the day because of the the size and mass of the letters. Zoning Enforcement Officer stated that the applicant wants a sign like the one at the Liquor Barn. Discussion: Crown Book Store sign. Consensus was that the Crown Book Store was not on the same frontage as the other businesses and should not be required to change its sign. Commissioner Curtis stated that the two dissenting AAC votes were because the architects felt that the present signs were effective and should remain. M/S/C (Lawrence/Kaptur; Curtis/Koetting dissented) approving the application subject to the following conditions: • 1. That all plexiglass match the existing Liquor Barn in terms of color and flat finish with color chips and numbers to be submitted for staff approval . 2. That all metal cabinets be painted with a flat finish to match the Liquor Barn. 3. That all permits and details be submitted before signs are placed on the building. 4. That Crown Book Store sign remain as is pending any further signing requests for the complex. CASE 3.577. Application by KAPTUR & CIOFFI for R. Silberman for architectural approval of remodel and addition for temporary retail/office and parking on Belardo Road between Alejo Road/Amado Road, C-B-D Zone, Section 15. Redevelopment Director explained the background of the Youth Center building and stated that the Redevelopment Agency is helping to establish a temporary use of the building as a restaurant and retail/office use in a general revitalizing of the area; that the old Texaco station will be demolished and the underground gas tanks properly filled. M/S/C (Harris/Curtis; Kaptur/Service abstained) approving the application subject to the following conditions: 1. That broad leafed trees be used in the open area to the east of the property. June 22, 1983 PLANNING COMMISSION MINUTES Page 13 CASE 3.577 (Cont'd. ) 2. That detailed landscaping, irrigation and exterior lighting plans be submitted. 3. That a double trash enclosure be used. 4. That all recommendations of the Development Committee be met. Commissioner Kaptur left the meeting at this point. CASE 3.582. Application by A. WILKES for architectural approval of a condo- minium/apartment hotel on Baristo Road between Avenida Caballeros/Sunrise Way, R-4 Zone ( I .L. ) , Section 14. (Environmental assessment and tentative approval . ) Planner II explained that the condotel is a new concept and is a hybrid in which the units are sold as condominiums and then leased back to the management for rental as a hotel use; that no predetermination of the percentage of hotel and condominium use has been provided by the applicant; that there is a sewer capacity problem since sewer capacity was calculated at R-GA(8) density; that the applicant will develop the first phase only and defer development of the remainder of the property until there is adequate sewer capacity; that staff felt that calculations should be prepared on the full condominium capacity since there are no established standards. Discussion: Density calculations and unresolved problems of the project. Commission requested the architect to explain. A. Wilkes, architect, explained that the property was Indian land and belongs to one person; that a tract map will be filed for it; that the hotel is designed as a full hotel operation with the intent to sell as a condominium with a leaseback and then operated as a hotel ; and that it was not a timeshare and will be under the full condominium process of the Department of Real Estate. Commissioner Koetting stated that the rooms are sold individually and when the owner is in residence, it is a condominium; but when leased, it is a hotel ; and that the project has a commercial restaurant. Planning Director explained that the project is like the Racquet Club in which the restaurant is mainly for service of the units, not outside customers; and that it is a difficult use to control but may integrate with future development in Section 14. Chairman requested staff to research the use with the City of . Scottsdale, Arizona, since it has a hotel similar to the proposal . He questioned whether or not a room tax would be levied. June 22, 1983 PLANNING COMMISSION MINUTES Page 14 CASE 3.582 (Cont'd. ) • Assistant City Attorney stated that room tax would not be paid when a person stays in his own condominium (even though a good argument could be made for paying the tax) , but that a person can lease the condominium; that he did not know whether or not the project would lose the right of accessory uses granted to resort hotels (in this case, the restaurant) if the project achieved a high occupancy of non-transient visitors; and that this type of issue would arise when the tentative map is before the Commission with the only review at present being on architectural approval and limited by constraints of the Zoning Ordinance. Planning Director stated that if the Commission finds that the use is inconsistent with the Zoning Ordinance, it can request more detail , or the project could be made to comply with the Ordinance by removing accesory commercial uses, or the project could be reviewed at a study session; that a freestanding restaurant use would not normally be allowed in the zone; that with a hotel use the restaurant would not require a tract map; that the project differs from La Mancha because that is a private club with a small restaurant serving mainly club members; and that perhaps a consideration should be made as to the scale of the restaurant. Commissioner Koetting suggested that the City of Napa be contacted relative to a similar project in that city; that he has concerns about • the two driveways on Belardo and suggested that there be only one so that there would be more parking; and that the curb cuts were too close together. Mr. Wilkes stated that there is a porte cochere and the client wanted one way in and one way out; that the restaurant was not a public commercial restaurant, would have no signing, and would not be visible from the street since it is in the interior of the project. Planning Director stated that when the sewer study is completed, the project will be placed back on the agenda and the burden of providing the study is on the applicant not the City. M/S/C (Curtis/Koetting; Kaptur absent) continuing the environmental assessment subject to the preparation of a sewer study as recommended in the initial study and tentative architectural approval subject to: 1. A restudy of the landscaping noting the following: a) Reduction of the number of deciduous trees, especially around the pool area where palms should be used. b) Increasing the number and variety of trees on the street elevations. c) Addressing the landscape plan on the eastern boundary. d) Submission of detailed landscape, irrigation, and exterior lighting plans. • 2. That samples of the roof tiles be submitted with a brown tone preferred with tiles showing a variation in color. 3. That a site planshowing the entire concept of all phases be submitted. June 22, 1983 PLANNING COMMISSION MINUTES Page 15 CASE 3.582 (Cont'd. ) • 4. That all recommendations of the Development Committee be met. CASE 3.576. Application by H. LACY for S. Overton for architectural approval of single family residence on Milo Drive between Sanborn Way/Racquet Club Road, R-1-B Zone, Section 3. Planning Director stated that the proposed building is 24 feet high and that there are no grounds for a variance or an AMM since it is not a substandard lot in size and has no other conditions that would support the added height. M/S/C (Madsen/Harris; Kaptur absent) that the application be returned to staff for submission of a proper application. Commissioner Curtis left the meeting at this point. CASE 3.551. Application by C. MILLS for E. Strebe for architectural approval of revised plans for renovation of existing Village Theatre property on • North Palm Canyon Drive, C-B-D Zone, Section 15. Planning Director explained the project on the display board. Discussion: Validity of the proposal . Commissioner stated that it would be a temporary use and would place the City in an awkward position regarding removal of tenants since it is in a redevelopment project area. Consensus was that the design does not relate to any other project in the downtown. M/S/C (Harris/Lawrence; Curtis/Kaptur absent) for a restudy with a request to the architect to present elevations of the entire frontage of the building (including the MDX Drugstore) which shows continuity and compatibility with the adjacent structures. CASE 2.803-RECONSIDERATION. Request by A. GROVUE for reconsideration of architectural approval for elevated sundeck at 1111 E. Alejo Road, R-G- A(8) Zone (I .L. ), Section 14. Planning Director stated that the application was removed from the agenda since the applicant will lower the deck so that no elements are visible. • June 22, 1983 PLANNING COMMISSION MINUTES Page 16 CASE 3.580. Application by KAPTUR & CIOFFI for S. Schwartz for architectural • approval of tennis court on Southridge Drive, R-I-A Zone, Section 25. M/S/C (Madsen/Koetting; Curtis/Kaptur absent) approving the application subject to the following conditions: 1. That all recommendations of the Development Committee be met. 2. That a detailed landscape, irrigation and exterior lighting plan be submitted. 3. That light green plastic-coated chain link fence be used. 4. That a chemical treatment be applied to the exposed concrete surfaces to simulate the desert varnish. TPM 18787. Application by R. GREGORY for Golden West Equity Properties for architectural apparoval of preliminary landscape plan for subdivision of land for industrial purposes on Ramon Road between Bogie Road/San Luis Rey, M-1-P Zone, Section 17. Planning Director stated that he would review San Luis Rey landscaping up to the access road. • M/S/C (Lawrence/Madsen; Curtis/Kaptur absent) approving the application subject to the following conditions: 1. That all recommendations of the Development Committee be met. 2. That the landscape at the junction of Bogie Road/Ramon Road be expanded to a minimum width of 25-feet with landscaping of the strip to follow the theme of the rest of the project. 3. That the Ramon Road sidewalk/bikepath meander and not be adjacent to the curb. 4. That detailed landscape, irrigation and exterior lighting plans be submitted. PUBLIC HEARINGS (Cont'd. ) CASE 5.0272-ZTA. Initiation by the CITY OF PALM SPRINGS for an amendment to the Zoning text establishing a land use permit process, City-wide, an amendment to the C-B-D Zone, Section 15. (Commission response to written comments on draft Negative Declaration and final approval . No comments received. ) • Chairman declared the hearing open; there being no appearances, the hearing was closed. Planning Director stated that staff would recommend continuance to the July 27 meeting for further staff review. June 22, 1983 PLANNING COMMISSION MINUTES Page 17 TPM 18787 (Cont'd. ) M/S/C (Madsen/Koetting; Curtis/Kaptur absent) continuing the case to July 27. Tribal Council comments: "This case was considered by the Tribal Council at its meetings of May 10 and May 24, 1983. As noted in Planning Commission Meeting Minutes of May 25, 1983, this case was continued for further staff review and revisions. An updated Staff Report has not been received at the Tribal Council office. After consideration of the recommendations of the Indian Planning Commission, the Tribal Council reiterated its actions of May 24, 1983 which were as follows: 1. Generally endorsed the intent and purpose of the proposed Land Use Permit Process, i .e. , to provide a means whereby the Planning Director can review certain land uses that may have a minor impact, and can condition those uses, subject to the right of appeal , to insure that they are compatible with the community. It would be expected that this process will result in considerable savings in time and cost in those cases where a project having minor impacts would otherwise be handled under the Conditional Use Permit Process. • 2. This endorsement is subject to the Tribal Council ' s further consideration of the specific uses that will be covered by the Land Use Permit in all Zoning Districts affecting Indian-trust lands. 3. Withheld comment on the proposed amendments to the C-B-D Zone since the Zone applies only to Section 15 and does not materially affect Indian-trust lands." MISCELLANEOUS ITEMS (Cont'd. ) M/S/C (Koetting/Madsen; Curtis/Kaptur absent) approving time extensionsfor the following: TTM 16640 (Ref. Case 3.337)-SECOND TIME EXT. Request by KWL ASSOC. INC. for D. Johnson for a second 12-month time extension of map to allow construction of 10 dwelling units on Ramon Road between Warm Sands Drive/Grenfall Road, R-2 Zone, Section 23. Approved subject to original conditions and the condition (school impact mitigation fees) added to the first extension. New expiration date: 6/3/84. • June 22, 1983 PLANNING COMMISSION MINUTES Page 18 MISCELLANEOUS ITEMS (Cont'd. ) TTM 14899 (Ref. Case 5.0170-PD-126)-SECOND TIME EXT. Request by KWL ASSOC. INC. for Friedman Ventures for a second 12-month time extension of map for commercial office/warehouse on the northeast corner of Bogie Road/Mesquite Avenue, M-1 Zone ( I .L. ) , Section 20. Approved subject to original conditions and the condition placed on the first time extension. New expiration date: 7/1/84. Tribal Council comments: "After consideration of the recommendations of the Indian Planning Commission, the Tribal Council approved the request for a second 12- month time extension for TTM 14899 with the understanding that no new conditions of approval are being added." TTM 17293 (Ref. Case 3.386)-SECOND TIME EXT. Request by KWL ASSOC. INC. for Vaco Developers, Inc. for 12-month time extension for map to allow construction of 66-unit condominium complex on San Rafael between Virginia Road/Indian Avenue, R-2 Zone, Section 3. Approved subject to original conditions. New expiration date: 6/3/84. Commissioner Koetting left the meeting at this point. ARCHITECTURAL APPROVAL ITEMS (Cont'd. ) CASE 5.0033-CUP. Application by C. G. DUNHAM for architectural approval of revised site plan and revised elevations for condominium complex on Mesquite Avenue between Cerritos Road/Sunrise Way, R-1-C and W-R-1-C Zones (I.L. ) , Section 24. (Ref. TTM 11559) Planner II stated that the concept has changed dramatically from the original submission and that the graphic style is difficult to decipher, but that all elevations had been submitted. Commission consensus was that the architect should submit a complete presentation with more detail since the project is very different from what was originally approved. M/S/C (Madsen/Lawrence; Curtis/Koetting/Kaptur absent) continuing the application to July 13 for submittal of a complete presentation by the architect. June 22, 1983 PLANNING COMMISSION MINUTES Page 19 ITEMS REMOVED FROM THE AGENDA CASE 3.573. BENEFICIAL STANDARD PROPERTIES for architectural approval of revised remodeling plans and new supermarket for Palm Springs Mall on Tahquitz-McCallum Way between Farrell Drive/Baristo Road, C-S-C Zone, Section 13. Removed for submittal of complete presentation (including landscaping) for all sides of the project. CASE 3.473. W. THOMPSON for Desert Assoc. for architectural approval of revised working drawings for residential condominium project bordered by El Segundo, Andreas, Calle Alvarado, Amado Roads, R-4 Zone (I.L. ) , Section 14. Removed for staff review of working drawings. CONTINUED ITEMS CASE 5.0233-PD-141. NAUGLE'S RESTAURANT for architectural approval of umbrellas and tables for restaurant in shopping center on the southeast corner of Racquet Club Road/North Palm Canyon Drive, PD-113, Section 3. Continued at applicant's request to July 13 meeting. COMMISSION REPORTS, REQUESTS AND DISCUSSION Discussion of AAC appointments. Chairman stated that Michael Buccino, landscape architect, will replace D. Hamilton and directed staff to prepare resolutions commending Mr. Hamilton and L. Lapham, Chairman, who are retiring from the Committee. Discussion followed on prospective appointees. Staff was directed to confer with City Attorney regarding appointment of a replacement for Mr. Lapham. ADJOURNMENT There being no further business to discuss, Chairman adjourned the meeting at 7:00 p.m. PLANNING CE TOR �J MDR/mi WP/PC MIN