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HomeMy WebLinkAbout1983/12/14 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall December 14, 1983 1:30 p.m. ROLL CALL F-Y 1983 - 1984 Present Present Excused Absences Planning Commission This Meeting to Date to date Richard Service, Chairman X 9 2 Hugh Curtis X 10 1 Hugh Kaptur X 8 3 Peter Koetting X 10 1 Don Lawrence X 11 0 Paul Madsen X 10 1 Sharon Apfelbaum X 10 1 Staff Present John Mangione, Director of Community Development Marvin D. Roos, Planning Director Sigfried Siefkes, Assistant City Attorney George Parmenter, Traffic Engineer Dave Forcucci , Zoning Enforcement Officer Douglas R. Evans, Planner III Robert Green, Planner II Mary E. Lawler, Recording Secretary Architectural Advisory Committee Present - December 21, 1983 James Cioffi , Chairman Earl Neel Chris Mills Hugh Curtis William Johnson Sharon Apfelbaum Michael Buccino Chairman called the meeting to order at 1:30 p.m. MSC (Madsen/Lawrence) approving minutes of the November 23 meeting as submitted. December 14, 1983 PLANNING COMMISSION MINUTES Page 2 ADMINISTRATIVE NOTES • Chairman explained that the Consent Agenda process adopted by the Commission to expedite the meeting. Commissioners removed two items from the Consent Agenda for further review. Planning Director stated that although the Commission can disapprove time extensions, there are no design issues involved with the items on the December 14 agenda and the projects would be approved if submitted today. He stated that staff would recommend approval . CONSENT AGENDA The following items are routine in nature and haev 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. M/S/C (Lawrence/Koetting) and unanimously carried approving and/or taking other actions on the following applications subject to all conditions of staff, Development Comittee and the AAC as follows and ordering the filing of a Negative Declaration as indicated: THIRD AND FINAL TIME EXT. TTM 16747 Revised. Request by L. PHILLIPS & ASSOCIATES for New World Development, Inc. for a third and final 12- month time extension for a subdivision of land for condominium purposes on the northeast corner of Indian Ave./Racquet Club Rd. , R-2 Zone, • Section 2. TIME EXT. TTM 17470 AND CASE 5.995-PD) . Request by SANBORN/WEBB ENGINEERING for F. D. Management Co. for a 12-month time extension for map and planned development district for condominium purposes east of Bogert Trail , north of Andreas Hills, UR Zone, Section 36. Conditions: Approve subject to the original conditions of approval . The new expiration date for both the map and the Planned Development District will be January 20, 1985. TIME EXT. TTM 18302 and CASE 5.0120. Request by HACKER ENGINEERING for J. Snedecker for third and final time extension for TTM 18302 and Case 5.0120 for 12-month time extension for subdivision of land for condominium purposes on the southwest corner of Morongo Trail/Araby Drive, R-1-B Zone, Section 25. Conditions: Approve subject to all original conditions. New expiration date will be for both the CUP and the map will be January 20, 1985. CASE 3.205. Application by C. DUNHAM for S. Appel for architectural approval of revised materials and final roof tile for condominium project on Escoba Drive between Beverly Drive/E. Palm Canyon Drive, R-3 Zone, Section 24. Conditions: 1) That a colors and materials board be resubmitted; 2) • that a stucco contrast be used in-lieu of siding and resubmitted; 3) that vertical siding be used on the garage doors; and 4) that the approval does not include the end elevations of Building "E" (restudy of the stairways is required) . December 14, 1983 PLANNING COMMISSION MINUTES Page 3 CASE 3.250. Application by B. CRAWFORD for M. Badalian for architectural . approval of revised colors and landscape plans for 110-unit apartment building on Ramon Road between Calle Encilia/E1 Segundo, R-4 VP Zone (I.L. ) , Section 14. Conditions: 1) Landscape plans, revised roof tile, architectural elements are approved; 2) restudy of the color of the building. CASE 3.512. Application by F. MATIJASICH for architectural approval of grading plan for access driveway for single family residence on Southridge Dr. between Tigertail Lane/Southridge Circle, R-1-A Zone, Section 25. Restudy. CASE 3.633 (MINOR) . Application by B. STRIMLING for Buddy' s Deli for architectural approval of exterior dining area for restaurant at 401 E. Tahquitz-McCallum Way, C-1-AA Zone (I .L. ) , Section 14. Condition: That the umbrella colors and bench details be submitted for staff approval . CASE 3.635. Application by S. WILLIAMS for E. Williams for architectural approval of single family, hillside residence on Stevens Rd. between Rose Ave./Via Monte Vista, R-1-A Zone, Section 10. • Condition: That all recommendations of the Development Committee be met. CASE 3.637 (MINOR) . Application by B. KOHLER for architectural approval of revised landscape plan for wall between 1430 and 1442 Vista Chino, R-1-C Zone, Section 2. Condition: That details of the mounding be approved in the field by staff prior to installation of turf. SIGN APPLICATION. Application by NUTRI JUICY for architectural approval of main identification sign and wall graphics at 575 S. Williams Road, M-1 Zone, Section 19. Condition: That the graphic be returned on the north and south walls for several feet and dropped vertically. CASE 3.594. Application by R. GREGORY for the City of Palm Springs for architectural approval of landscape plan for City Hall expansion, C-C Zone, Section 13. Condition: Approval with changes as noted on the plans. CASE 5.0201-PD-135. Application by D. CHRISTIAN for Jewish Community Center for architectural approval of temporary addition to existing school facility, P.D. 135, R-1-A Zone, Section D. • Conditions: 1) That a rolled plaster parapet be used in lieu of the redwood facia; 2) that all recommendations of the Development Committee be met; 3) that the banister comprised a plaster wall with brick cap; and 4) that windows be mounted from the inside. December 14, 1983 PLANNING COMMISSION MINUTES Page 4 PUBLIC HEARINGS CASE 5.0303-PD-153 and TTM 18370 (Revised) (Ref. Case 5.0173-PD-127) (Cont'd. ) . Application by C. MILLS for J. Temple for a planned development district for a golf course/600-unit condominium project on Ramon Rd. between E1 Cielo Rd./Sunrise Way, R-1-C, W-R-1-C & R-G-A(8) Zones (I.L. ) , Section 24. (Commission response to written comments on draft Negative Declaration, action for filing, and final approval . Comments received from Historic Site Preservation Board, Community Services Department and state and local water quality agencies. ) Recommendation: That the Commission approve the Planned Development District application subject to conditions. Planning Director stated that the Planned Development District (PD) has been revised and expanded from a previously approved PD with the applicant proposing a condominium project on the property. He stated that the golf course has some modifications from the original, that there are concerns about the clubhouse location, and that the project is scheduled for the December 21 Council meeting if approved by the Commission. Planner III noted the following concerns: • Density. Staff is recommending 571 units; the applicant is requesting 600. The units will be lowered in height through grading. Applicant is proposing two-story units in Site 4 next to existing single-family residences. Staff is proposing that the 11 units in this site be transferred to the other site and that 29 units be removed entirely. Improvements. Applicant will install all improvements on all major streets in the area. Open Space and Amenities. Conforms to the General Plan. Deviations. Project densities and two-story development. Environmental Assessment. Previously given in conjunction with PD-127 (P. Trenchard project) . Remaining impacts are local in nature. Mitigative measures will reduce the unit count to 571 units with ten units to be disbursed throughout the project. If site cross-sections are adopted by the Commission for Phase 4, the impact of two-story dwelling units are minimized. Groundwater degradation is concern of Tribal Council but the project has been reviewed by the regulating agencies with minimal comments from them and the County Health Department will review the plans. Comments received from the Health Dept. will be sent to the Tribal Council . Mitigative measures from PD- 127 have been included in Planning Division comments. Correspondence. Comments received from residents in the area include . the following: A request to have no clubhouse access directly to Farrell Drive (prefers access on Mesquite) ; screening materials should be added for clubhouse; construction and blowsand problems; residents bought in the neighborhood because of the residential quality of the area; opposition to density of Site 4; proposed small units will not enhance the neighborhood; loss of I ill f-ll-p rlpt rinr-tinn in the rm-lity of December 14, 1983 PLANNING COMMISSION MINUTES Page 5 CASE 5.0303-PD-153 (Cont'd.) Other issues include: Roadway Easement. Fairchild golf course will be disrupted if Mesquite is extended. Improvements could be delayed if cash bond were posted (to be returned to the project in ten years if improvements are not constructed) . Traffic Signal and Golf Cart Crossings. Cash bond can be posted until signals are necessary and with money to be returned to the project if in ten years signals are not installed. C.C. & R. ' s. To be submitted for Commission approval . Public Golf Course. No memberships to be sold. Use of the course is available to hotels for conventions on a reservation basis. Development Committee Recommendations. Comments received from Economic Development, Historic Site Preservation Board and Community Services Department. (Comments on file in the Planning Division office. ) Tribal Council Comments. Tribal Council has concerns regarding degradation of the groundwater resources due to the use of chemicals on the golf course. Tahquitz Regional Park Plan. Golf Course is proposed in the wash. • Staff recommends corridors of play in a desert setting. Applicant proposal not consistent with the Tahquitz Creek Regional Plan. Circulation Plan. Being studied. Five roadways proposed in the General Plan of Circulation which would create a future conflict with golf course, (Sunny Dunes, Mesquite, Compadre, Ramon and Cerritos) . Mesquite is planned to be extended to E1 Cielo on the General Plan. Traffic Engineer's recommendation is to wait to see project's impact before extension (with a bond to be posted) . In applicant's proposal , Mesquite would be terminated at the entrance to the project and the bikeway would be constructed. The applicant was proposing an alignment through the wash which was not acceptable to the City. Mesquite will be extended through to El Cielo when demand justifies it. This will be reviewed in conjunction with the Fairchild Golf Course. The applicant has been urged to negotiate an alternate easement since the City has easement through the Fairchild Golf Course. In response to Commission questions, Planner III stated that the number of units had increased over the Trenchard proposal of 400 units because the applicant acquired more land; that the previous applicant was primarily a golf course developer, and that the present applicant is a condominium developer who has requested to use the General Plan density and not zoning density. He stated that specific fencing and/or well details had not been resolved but will be included in final development plans which will be reviewed by the Commission. He stated that Mesquite is part of the scenic corridor plan and that the Sunshine Villas parcel • acquired by the applicant is zoned W-R-1-C and is part of the open space of the golf course. He noted that staff recommends deletion of all dwelling units north of Mesquite and that these units can be transferred to sites 1, 2 and 3; that 80 percent of the units meet City requirements on 1150 minimum sq. ft. with 20% below that. He discussed the elevations of the display board and explained Site 4 as follows: site December 14, 1983 PLANNING COMMISSION MINUTES Page 6 CASE 5.0303-PD-153 (Cont'd. ) . cross-sections show that the two-story unit roofs will be below the site level of the adjacent single-family residences. The actual height will not be known until grading plans are submitted. Any revisions to the height can be reviewed by the Commission. The grading plan can be adopted by the Commission as a conditional of approval of final development plans. Landscaping will be dense for privacy and the golf course and the condominiums will have integrated landscape. He stated that 29 units are recommended to be eliminated by staff leaving 11 units to be dispersed to the other sites. Chairman explained that the value of condominiums are appraised in the field with other condominiums and that single-family residences are appraised along with other single-family residences; therefore condominium value do not affect single-family home values. He stated that if, for example, seven different projects were developed on the land, 571 units could be built, and that how they are arranged on the land is the process of transferring of density. Chairman declared the hearing open. C. Mills, 278-C North Palm Canyon, the applicant and architect, requested that the requirements for a soils report and sprinklering of detached carport structures be deleted. He stated that the extension of Mesquite to Compadre presents no problem to the developer and requested that the condition in the Development Committee minutes indicates that • the City Council can extend Mesquite at any time but that the applicant does not want it extended until it can be extended to El Cielo for the protection of the existing single-family residential neighborhood. He requested also that stamp-crete be approved on Mesquite and stated that 600 units are justified according to the developers calculations with transferring of density from the flood control easement. He stated that construction in the easement area must be approved by the Riverside County Flood Control District and theoretically a megastructure could be built over the area with flood control water underdeath. He stated in response to a Commission question that the proposed stamped paving can be removed if Mesquite is extended and that the one-bedroom units which are below the required square footage of 1150 sq. ft. have been designed to add variety to the project and to have flexibility in the design. He stated that a grove of Palo Verde trees will be preserved, although the grove is probably more desert willow than Palo Verde and that the bike path will traverse the grove area. Ted Detlaff, President of the Sunshine Villas Homeowners Association, spoke in favor of the project and stated that most of the homeowners enthusiastically support the project although some concerns have been expressed about the density. E. Kass, former President of Sunshine Villas Homeowners Association, and multiple property owner, spoke in favor stating that the project would alleviate the present blighted area and improve the area tax base and help to enhance the City's image. • J. K. Moran, 777 E. Tahquitz-McCallum Way, whose home residence is on Alta Loma, spoke in opposition stating his home was near to the Site 4 area. He noted that he lives downwind from the project, that his view would be obstructed, that the elevations resemble apartments and are not compatible with the existing single-family residences. He stated that December 14, 1983 PLANNING COMMISSION MINUTES Page 7 CASE 5.0303-PD-153 (Cont'd. ) • the units sell below the price range in the neighborhood and that there are areas in other parts of town where the lower price units would be acceptable. He stated that although the Chairman explained the appraisal process for single-family residences and condominiums, the process is not always valid since buyers determine the price of a home, that the benefits of the golf course would not be realized by the existing homeowners, that desirable starting times will be taken by the hotels and that the public would not be able to use the course. He stated that the homes will be affected by pesticides and the increased humidity generated by the project and that there is no indication of wood rail fencing which is more acceptable than a wall . He stated that the environmental assessment has not addressed noise and traffic generation if Mesquite and Compadre were extended, that the extensions would ruin the Fairchild Golf Course, that there is no need for the Mesquite extension to be four lanes, and that there will be pollution from the restaurant in the form of noise and odors. He stated that the clubhouse should be constructed on Ramon and that current dust control methods during construction are not successful, he stated that mitigative measures only reduced damage, not eliminate it; and that effluent is not always up to required standards and could become a nuisance. He stated in response to a Commission question that he lives four houses from the project on Alta Loma and that the fumes from the Fairchild Restaurant blow away from his home. R. F. Fixa, 567 Sunshine Circle, stated that the environment of some of the residents will be sacrificed for the entire group and that he had • not signed anything in support of the project. He stated that he had requested a plot plan from the developer but had never received one and described his residence location as surrounded by the project with condominiums, the maintenance yard, a road behind his home with a wall , and two tennis courts. He stated that the project will lower his property values and obscure his view; and that he was expressing concerns of his neighbors Sam Josephson as well . He stated also that although the golf course is acceptable, the other factors are not; and requested consideration for the four units in the Sunshine Villas affected by the proposal . He stated that conditions should be required of the developer to alleviate these problems. Harry Berg, 3155 E. Ramon Rd. , former City Planning Director (1946-47) , spoke in favor stating that the golf course would be of economic and social benefit to the City; and that he was a member of the Board of Directors of Palm Villas which has not voted formally to support the project but whose members are in favor. J. Moreland, 1010 S. Farrell Drive, opposed the placement of the club house at the corner of Mesquite and Farrell and stated that it should be relocated north of the Wash as it was relocated in the Trenchard project after neighbors complained. Chairman stated that the City could authorize a restaurant and a golf course in a residential area. Mr. Moreland stated that he was told that the area could be used only for single family residences or a park and again requested relocation of the • club house north of the Wash. C. Mills (rebuttal) stated that the smaller units will be priced at approximately $75,000 ($100/sq. ft. ) ; that the maintenance building would be for golf course purposes only with parking facing the golf course; that the building would be sunken; that the wall facing the December 14, 1983 PLANNING COMMISSION MINUTES Page 8 CASE 5.0303-PD-153 (Cont'd. ) homeowners would be a block-wall with berming and mounding for lowering of its height; that the other tennis courts are sunk four feet; that deliveries to the maintenance building will be only during business hours; that only employees will be using the road; that no ones privacy will be violated by any two story unit because of orientation and buffering; and that the maintenance building is in its most feasible location from an access standpoint. Chairman summarized concerns as follows: 1. Two story units are in a close proximity to the existing one-story single family residences. 2. Location of the maintenance building and the tennis courts could be a problem. (He stated that the applicant had answered some of these questions. ) 3. Wastewater effluent for golf course irrigation. 4. Location of the equestrian crossing on Farrell . (No longer a problem.) 5. Club house location. 6. Improvements on Mesquite and Compadre. . 7. 20% of the units do not meet the City's minimum dwelling size requirements of 1150 sq. ft. VIEWS OF THE COMMISSIONERS: Kaptur: The maintenance building should be relocated because of equipment noise; the temporary construction problems of the golf course will be overshadowed by the benefits received such as blowsand alleviation and beautification; one bedroom condos are necessary in a project such as the subject project; the project will be well maintained; club house relocation should be considered (perhaps moved north with the golf course adjusted to accommodate it); Mesquite should be extended (the City has rights-of-way to do this and applicant knew this in advance. ) Koetting: Concept has changed from a golf course augmented by housing to a residential development in conjunction with a golf course to facilitate new hotel development; the public will have access; the design of the course should be of high quality; the club house could be moved and not change the character of the project; the two story units could be relocated on Parocela and the maintenance building relocated; there is no problem with the proposed cut-de-sac since the street (Mesquite) is temporary; Condition No. 6 of • the Planning Division revised conditions should be deleted since memberships give a club vitality and in this case the public is allowed access to the course; the soils report should be waived; the fire department requirement for sprinklering of detached carports should be deleted; and the following wording should be added to original staff condition No. 5: "and maintained as open space." December 14, 1983 PLANNING COMMISSION MINUTES Page 9 CASE 5.0303-PD-153 (Cont'd. ) Lawrence: Share same concerns as Commissioner Koetting; the units will be approximately $75,000 which is not a value problem; the size of the units will not accommodate families; the golf course will be well operated; the maintenance building/yard area and effluent water use are problem; 600-unit number is acceptable; the club house should be relocated perhaps next to the tennis courts; decreasing the project by 30 units will not be of benefit; and memberships should be allowed. Apfelbaum: Project is in keeping with the Tahquitz Regional Park plan; the scenic corridors on Mesquite should be maintained (no units should be built north of Mesquite) ; 20% of the units do not meet standards (maybe the tradeoff could be loss of units north of Mesquite) ; club house and maintenance yard should be restudied; two-story units affecting Sunshine Villas should be relocated; and effluent is probably not a concern. Curtis: Share concerns of the others; the area of open space should be maintained; and club house should be relocated. In response to questions by Commission, Mr. Mills stated that the club house is in its present location because in the Trenchard proposal, the golf course area was larger, and that the present location is at the floodway line in the subject proposal ; and that there would be many • problems in relocating the club house. Curtis: Suggested that the club house be moved to the area of the 11th tee; that the equestrian area may be a problem because of erratic golf balls but perhaps it could be screened; that he was concerned over the extension of Mesquite (this is the opportunity to make Mesquite a secondary thoroughfare) ; that site 4 has been designed well but surprised that residents did not protest; that the maintenance building should be relocated; and that he lives in the vicinity and does not get odors from Fairchild's restaurant. Chairman: Not concerned about the 600-unit number since the community is receiving benefits from the project such as flood control improvements; streets probably would not be required in the future because of maintenance problems; the 29 units recommended to be deleted by staff would make a difference to the economics of the project; the developer has a good record and the details can be resolved with him; revised maintenance yard/building area will be reviewed with final development plans and impact of the club house will be the same wherever it is located; Mesquite crossing the south side of the wash is preferable; and that a parking lot does not have to be flood free and could be better buffered from the street. • Planner III stated that if the Commission approves the 600-units, a finding must be made as follows: "That the Zoning Map indicates a 100 to 200 ft. Watercourse Zone and that the Commission finds the 300 ft. easement for removing the density is not the manner in which the Commission interprets the General Plan and the Zoning Ordinance. " December 14, 1983 PLANNING COMMISSION MINUTES Page 10 CASE 5.0303-PD-153 (Cont'd. ) M/S/C (Lawrence/Koetting; Madsen abstained) ordering the filing of a Negative Declaration and approved PD-153 with the following findings and subject to the following conditions: NOTE: Condition No. 6 of the supplemental staff report and 9 under General of the Engineering Division/Development Committee requirements are deleted. FINDINGS: 1. That the use applied for at the location set forth in the application is properly one for which a planned development district is authorized by the Zoning Ordinance. 2. That the proposed condominium development and golf course is desirable for the development of the community, is in harmony with objectives of the General Plan and will not be detrimental to existing uses or to uses specifically permitted in the zones in which the property is to be located. 3. That the site for the intended use is adequate in size and shape to accommodate all uses and all yard setbacks, walls, fences, landscaping and other features required to adjust the proposed use to those existing or permitted uses on land in the neighborhood. 4. That the site for the proposed use is located on Farrell Drive, Ramon • Road, and Mesquite Avenue which are adequately designed to carry the type and quantity of traffic expected to be generated. That the General Plan of Circulation indicates four planned roadways which would bisect the golf course thereby creating a future conflict if constructed. These roadways are Sunny Dunes, Mesquite Avenue, Compadre Road, Ramon Road and Cerritos Road. 5. That availability of the golf course to convention hotels will result in a community wide public benefit and promote the generel welfare of the City. 6. That the regional environmental impacts were addressed in the environ- mental assessment for PD-127 (Case 5.0173) and that State Clearinghouse review of regional impacts has been completed and that State Clearing- house review is not necessary for the addendum environmental assessment and that a Negative Declaration of environmental impact has been approved. 7. That proposed golf course encroachments into the floodway are minor and consistent with the Tahquitz Creek Recreation Area plan and other ele- ments of the General Plan including Open Space and Conservation Ele- ments. 8. Although the two-story buildings will alter development patterns, the development of the project perimeter is designed to compliment adjacent • development and to have limited impact on view corridors. December 14, 1983 PLANNING COMMISSION MINUTES Page 11 CASE 5.0303-PD-153 (Cont'd. ) • 9. That parcels 4 and 5 as indicated in the legal description of the planned development district are not required to be included on Tenta- tive Tract Map 18370 provided a covenant or easement is provided so the parcels become part of the golf course for the term of the lease and for as long as this planned development district is active. 10. That for purposes of determining the allowed density, the developer will be given credit for that portion of the land under easement for flood control purposes. CONDITIONS: 1. That recommended conditions of approval from the Development Committee dated December 6, 1983 be incorporated as conditions of approval . 2. That all mitigative measures as identified in the environmental assess- ment as amended in this report be adopoted as conditions of approval . 3. That all conditions of the Architectural Advisory Committee be incor- porated as conditions of approval as follows: a. Final Elevations - Phase I & II - approved subject to the use of bronzed windows, glue lam beams and increase of overhangs (3' min. ) . b. Final Landscape, Irrigation & Exterior Lighting Plan (Phase I & • II) - approved subject to the following: 1. That camphor be deleted and a golf course tree be added. 2. That the details of the landscape transition between condo- miniums and golf course be submitted to the Planning Comm- ission. C. Tile - Restudy noting that barrel tiles, as originally submitted, be used with 60% mortar. d. Grading/Signs/Colors - approved as submitted. 4. That 600 dwelling units be developed on Lots 1, 2, 3, and 4 as indicated on TTM 18370 and that Lots 5, 6, 7, and 8 and Parcels 4 and 5 per the Planned Development District legal description which encompasses the golf course remain permanent open space. 5. Pursuant to Condition No. 4 above Lots 5, 6, 7, and 8 and Parcels 4 and 5 per the Planned Developm;ent District legal description as indicated on Tentative Tract Map 18370 have a note placed on the final map which states "permanent open space for flood control and golf course purposes only and maintained as open space" . 6. That one additional lot may be permitted for the clubhouse facility if • needed for leasing or financing purposes. December 14, 1983 PLANNING COMMISSION MINUTES Page 12 CASE 5.0303-PD-153 (Cont'd. ) • 7. That an offer of street dedications pursuant to the General Plan Street Plan be required on the final map. Improvement of those right-of-ways which are in conflict with the golf course may be deferred and a covenant and bond shall be provided for the future installation of these roadways. The deferred street construction be installed by the owner of the golf course upon demand by the City Council . (If the current circulation study now under way results in changes to the Master Plan affecting this project, adjustments may be necessary to conditions of approval . 8. That final development plans specifically indicate the location of full right-of-ways and the temporary street sections. 9. That all proposed facilities, not limited to residential units and clubhouse facilities, shall comply with Section 9306.00. Off-Street Parking of the Zoning Ordinance. 10. That the following mitigation measures adopted as conditions of PD-127 are incorporated by reference as conditions of approval for this proposal : a. That golf course and pedestrian crossings over the Tahquitz Creek be either at grade crossings or be bridge structures designed to withstand the 100-year flood. Design and construction shall be subject to review and approval of Riverside County Flood Control and the City Engineer. No break-away bridges shall be permitted. • b. That the proposal shall be subject to further conditions of Riverside County Flood Control and Water Conservation District when further hydrology and flood information is submitted to the City and the District. C. That all proposed channel reinforcements shall be constructed of native rock and where feasible, alternative hydrologic containment shall be utilized (sub-surface structures, grass-lined channels, etc. ) . d. That a specific blowsand abatement program be submitted with the final grading program and be approved by the Planning Commission for all grading during the general windy season (March-June) . e. That the final grading plan shall reflect the outcome of on-site landscape inventory and shall indicate the materials intended to be preserved. The Architectural Advisory Committee shall make the final recommendations as to materials to be retained and materials that will be removed. The existing stand of trees located south of Camino Parocela and Cerritos Road is to be incorporated into the golf course open space. Those trees which are located in the residential development areas shall be utilized to the greatest extent possible. • f. That the State Department of Fish and Game be notified pursuant to the State Fish and Game Code for stream bed alteration permits (The Tahquitz Project EIR Biological Studies shall be incorporated by reference for permit processing purposes. ) December 14, 1983 PLANNING COMMISSION MINUTES Page 13 CASE 5.0303-PD-153 (Cont'd. ) g. That a water services plan shall be completed which analyzes the potential use of wastewater effluent for the golf course. 11. That equestrian, bikepath, and pedestrian trails be dedicated, constructed and maintained pursuant to the guidelines contained in the Tahquitz Creek Scenic Recreation Area Plan (equestrian easement 25 feet; bikepath easement 15 feet minimum) . Adequate buffers in the form of setbacks, mounting, fences, walls, walks, landscaping, or any combination shall be provided to adequately protect the health, safety, welfare, and provide a pleasing environment for this publci amenity. 12. That an arboretum/interpretative center/rest facility related to bike and equestrian trails be constructed and dedicated. The size of these facilities is yet to be established; therefore, this issue shall be resolved during final development stages of the golf course. 13. That night lighting of the golf course be prohibited except for security purposes. 14. That the clubhouse is to be operated only in conjunction with the golf course and the proposed restaurant facility under no circumstances be open later than 10 p.m. 15. That major golf tournaments shall be approved by the Planning Commission on the basis of tournament crowd control and parking. A land use permit . (LUP) is required to facilitate individual events. 16. That the golf course final development plan include: a) final grading plans and written comments from Riverside County Flood Control ; b) water services, detailed irrigation plans and golf course maintenance program including pesticide and fertilizer use with associated permit approvals (State and County Health Departments, DWA, Regional Water Quality Control Board) ; c) final landscape plans; d) final lighting plans; f) clubhouse plans; g) maintenance facility plan; h) golf course and pedestrian crossing plan; i) equestrian trails; j) bikeways; k) interpretative center; 1) signs. 17. That final development plans for Phases III and IV shall be submitted in accordance with Section 9407, Planned Development District procedures of the Zoning Ordinance. 18. That Phases I and II may proceed with construction permits however no certificate of occupancies shall be issued until the golf course is either completed or fully bonded to insure timely completion. 19. That the clubhouse location be restudied with the developer to submit alternatives for its relocation. 20. That signage is approved as recommended by staff (one sign at the entry). • 21. That construction of Mesquite Avenue easterly of the project entrance and Compadre Road north of its current terminus may be deferred at this time provided that the following conditions are met: a. That dedications be offered; December 14, 1983 PLANNING COMMISSION MINUTES Page 14 CASE 5.0303-PD-153 (Cont'd. ) • b. That pedestrian facilities and bikeways be provided in accordance with engineering conditions setforth in Development Committee recommendations; C. That improvement plans be completed and approved by the Engineering Division; d. That a cash bond be posted so that the City Council may install said improvements (including removal of decorative paving) upon Council discretion and that bonds have a sunset clause whereby funds are returned to the project in a ten year period if improvements are not needed; e. That rights-of-way shall be landscaped and maintained by the project; and f. That a hold harmless and non-suit convenant be provided for proposed decorative paving within rights-of-way. 22. That a pedestrian, golf cart, equestrian crossing signal be provided approximately 500 feet north of Mesquite Avenue. Installation may be deferred at this time provided a cash bond is provided in accordance to 1-1-d above. 23. That the use of wastewater for golf course irrigation must be • demonstrated as bing technically and/or economically infeasible if it is not be be used. 24. That project C.C. & R. 's and maintenance provisions for the project, including the golf course be submitted for Planning Commission approval . M/S/C (Koetting/Curtis; Madsen abstained) approving final development plans and TTM 18370 revised for all development for Phases I and II subject to all conditions of the AAC and Development Committee with the caveat that if the clubhouse is relocated the Commission will review revisions to the site. Tribal Council comments: "The Tribal Council, at its meeting of November 22, 1983, requested that action in the Environmental Assessment/Initial Study dated November 23, 1983 be continued in order to provide adequate time for the Indian Planning Commission and the Tribal Planning Consultant to review and comment on the potential environmental impacts of the project. After consideration of the recommendations of the Indian Planning Commission, the Tribal Council took the following actions: 1. Noted that the design of the proposed project involves the deletion of sections of the following streets from the City' s General Plan Street Plan: • a. Sunny Dunes Road - Secondary/Collector b. Cerritos Road - Collector C. Compadre - Collector December 14, 1983 PLANNING COMMISSION MINUTES Page 15 CASE 5.0303-PD-153 (Cont'd. ) • 2. Noted that the Environmental Assessment/Initial Study does not address the potential degradation of the ground water resources due to use of fertilizers, pesticides, herbicides, soil conditioners, etc, on the proposed golf course located in the Tahquitz wash and upstream of the percolation ponds at the City's wastewater treatment plant. Strongly recommended that careful consideration be given at this time as to mitigation measures that would propose some reasonable as to the type and quantity of these substances." CASE 5.0282-PD-150. Application by S. CROWE for Palm Canyon Plaza Ltd. , for a planned development district to allow construction of a 310-room hotel , including a proposal for a portion of the structure with a 60 ft. height on S. Palm Canyon Dr. between Sunny Dunes Rd./Mesquite Ave. C-1 Zone, Section 23. (Commission response to written comments on draft Negative Declaration, action for filing, and final approval . ) Comments received from the Historic Site Preservation Board. Recommendation: That the Commission order the filing of a negative declaration and approve Planned Development District 150 subject to conditions. • Planner III stated that staff would add a condition that 17 additional surface parking spaces be added; that the Commission review the parking management plan; that employee parking be onsite. He explained revisions to Condition #4 in the staff report by stating that setbacks may be reduced by the Planning Commission; that the Historic Site Preservation Board recommended that the large wooden structure at the front of the property be retained and perhaps placed in a park as a shade structure; and that this relocation would be addressed in final development plans. Chairman read letters in favor of the project into the record and noted concerns of one letter writer that if Mesquite is widened it will eliminate his side yard. He stated that staff is aware of the impacts of widening Mesquite. Planner III stated he has met with several property owners and height does not seem to be a problem; that in a preliminary development plan massing studies and landscaping are required to be submitted and that if the developer seeks to utilize the south portion of the property for expansion and a new Planned Development District (PD) would be required. Chairman declared the hearing open. S. Crowe, the applicant, stated that the developer is desirous of • building a hotel of high quality; that the high-rise portion of the structure is a roof-top restaurant which has been indicated as desirous by many people in Palm Springs; that building the structure would be costly but would be of benefit to both the City and the hotel . He explained the configuration of the hotel and parking and stated that the developer did not want to negatively impact the neigborhood. December 14, 1983 PLANNING COMMISSION MINUTES Page 16 CASE 5.0282-PD-150 (Cont'd.) . K. Boyle, 555 San Lorenzo Drive, spoke in opposition stating he represented several neighborhood organizations, residents and small hotels. He stated that the project would be beautiful if built in areas such as Marina del Rey or Honolulu in which the developer has experience but is very insensitive to Palm Springs which is a village. He stated that a 60-foot structure is insult and that the number of rooms could be reduced. He noted that the project overwhelms the adjacent single- family residences, churches and small inns; and that it will block views of people who have come to the inns for many years. He stated that homes in the area would be depressed in value because of loss of views; and that he appreciated no driveway access on Random Road but felt that the hotel parking was deficient; and that financing the project would be a problem (Chairman stated that economics is not in the Commission's purview). Mr. Boyle stated that the neighbors do not want a 60-foot high restaurant and that the area has returned to its native state which the residents enjoy. He noted that the developers need to learn what makes Palm Springs special ( low-density and peace and quiet) ; and that it was hoped that staff could have guided the developers to what is appropriate in Palm Springs. In reply to Commission question, Mr. Boyle stated he was not officially representing organizations but several persons and organizations in the neighborhood. Chairman informed Mr. Boyle that the project has less impact in its current proposal than what could be built on the property by right of zone. Mr. Boyle stated that the residents did not realize this but feel that the project would be an eyesore and problems of equal stature. Chairman stated that the • property is zoned C-1 and building density is intense. There being no further appearances the hearing was closed. M/S/C (Apfelbaum/Curtis) ordering the filing of the negative declaration with the following findings is subject to the following conditions. Findings 1. That the resort hotel applied for at the location setforth in the application is properly one for which a Planned Development District is authorized by the Zoning Ordinance. 2. That the resort hotel is necessary and desirable for the development of the community, is in harmony with the elements and objectives of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the zone in which the property is located. 3. That the 12-acre site is adequate in size and configuration to accommodate a resort hotel and all property development standards in order to adjust the use to those existing and future uses on land in the neighborhood. 4. That the project is located on South Palm Canyon Drive and Mesquite Ave both of which are required to be fully improved in • order to carry the type and quantity of traffic generated by the resort hotel . 5. That the visual impact of the high-rise portion of the hotel is comparable or less significant than what potentially could be proposed by right of zone. December 14, 1983 PLANNING COMMISSION MINUTES Page 17 CASE 5.0282-PD-150 (Cont'd.) • 6. That the addition of a 310-room resort hotel will result in community wide public benefits and will promote the general welfare of the City. 7. That the project is located within a proposed redevelopment project area and is consistent with the proposed redevelopment plan. 8. That preservation of the "Huddle Springs" building would propose a significant hardship. CONDITIONS: 1. That all recommended conditions of approval from the Development Committee be met with the following exception: that Mesquite Avenue street widening improvements be deferred at this time and that a covenant and bond be provided for their future installation. Note: Per EA/IS a general plan amendment study for Mesquite Avenue is being recommended. 2. That relief be added to plane of the frontage of the building. 3. That the tennis court and parking structure be refined to provide • screening of chain link fencing. 4. That the open design to the atrium and building module connection be explored. 5. That the final development plan be submitted in accordance with Section 9407.00 of the Zoning Ordinance and include site, landscape, irrigation and exterior lighting plan, building elevations, colors and materials, grading (including excavation, disposition and truck routes, signing, site cross-section and other exhibits deemed necessary to fully illustrate the project) . 6. That Mesquite Ave. building setbacks be measured from the ultimate 44 foot right-of-way and that if this right-of-way is reduced in the future, setbacks may be reduced by the Planning Commission. 7. That all mitigative measures identified in the amended EA/IS be adopted as conditions. 8. That 17 additional parking spaces be provided for staff. 9. That the wooden structure on the property be retained and a location found (to be included in final development plans) . • December 14, 1983 PLANNING COMMISSION MINUTES Page 18 CASE 5.0257-CUP. Application by C. MILLS for Coble-Hampton Development Co. • for Phase II of a CUP for construction of a 44-unit residential condominium project on Escoba Dr. between El Cielo Rd./Desert Way, R-1-C Zone (I.L. ) , Section 30. (Previously given an Environmental Assessment in conjunction with the original CUP.) Recommendation: That the Commission approve CUP 5.0257 subject to conditions. Planner III stated that the Commission had required a public hearing for Phase II development plans for the project when the original CUP was approved. He stated that the AAC took no action on the project because there was no quorum. Discussion followed on the energy calculations and the size of the wood elements on Elevation B-1. Mr. Mills stated that the energy calculations had been approved and that the wood elements were not designed to be heavy. Chairman declared the hearing open. C. Mills, 278-C North Palm Canyon Drive, the applicant, stated that the design was consistent with the first phase and has a wall, berming and heavy landscaping. He stated that there has been a program developed so that designs will be distributed throughout the project and one design • not concentrated in any specific area. R. Watt, 1134 N. Calle Rolph, representing Los Compadres Stables on E1 Cielo Road, stated that most of the concerns of the original project had been alleviated, and that the Planning Director has assured him that the easement for ingress and egress for horses to the wash is in effect. He requested a statement by the developer to buyers indicating the location of the stables and the equestrian center adjacent to the subject property. There being no further appearances the hearing was closed. Commissioner Lawrence stated that it was incumbent upon the developer to make buyers aware of the existence of the stables and the equestrian center and that this fact should be indicated in the C.C. & R.s. M/S/C (Koetting/Madsen, Curtis abstained, Kaptur dissented) approving CUP 5.0257 with the following findings and subject to the following conditions: FINDINGS: 1. That the cluster residential development at the location set forth in the application is properly one for which a conditional use permit is authorized by Section 9206.01.C.5 of the Zoning Ordinance. • December 14, 1983 PLANNING COMMISSION MINUTES Page 19 CASE 5.0257-CUP (Cont'd. ) • 2. That the cluster residential development is desirable for the development of the community, is in harmony with the elements and objectives of the General Plan, and is compatible in building height, density and general architectural character to existing uses and to uses specifically permitted in the zoning in which the proposed project is located. 3. That the 10.17 acre site is adequate in size and configuration to accommodate the proposed cluster residential use and meets or exceeds all yard, setback, landscaping and other features in order to adjust this use to existing and/or future uses on lands in the neighborhood. 4. That the project site, being located on Escoba Drive (a local street) is designed and will be improved to carry type and quantity of traffic to be generated by the proposed use. CONDITIONS: 1. That all recommendations of the Development Committee be met. 2. That working drawings be submitted for the single-family residences. 3. That detailed final landscape, irrigation, and exterior lighting . plans be submitted. 4. That the C.C. & R.s indicate the location of Los Compadre Stables and the equestrian center. Note: Commissioner Kaptur dissented because he felt that the glue lam beam detail on Elevation B-1 was weak. Tribal Council Comments "It was noted that the Tribal Council had concurred with the granting of a conditional use permit for this project at its meeting of February 8, 1983. After consideration of the recommendations of the Indian Planning Commission, the Tribal Council approved Phase II of this project, subject to the conditions set forth in Planning Commission Staff Report dated December 14, 1983. The Tribal Council also reiterated its recommendaiton of February 8th that buyers be made aware of the land uses adjacent to the project site including the equestrian facilities, the flood control channel , church activities, etc. These uses had been the subject of considerable discussion in earlier public hearings in the project." • December 14, 1983 PLANNING COMMISSION MINUTES Page 20 CASE 6.339-VARIANCE. Application by L. H. JOHNSON for a variance from side- yard setbacks to allow constrution of a shade structure at 2332 Cntina Way, R-1-A Zone, Section 27. (This action is categorically exempt from environmental assessment per CEQA. ) Recommendation: That the Commission approve the variance application based on findings in the staff report. Planner II stated that the AAC had recommended denial because of the intrusive nature of the structure on the hillside; that it was built without permits; that three letters had been received objecting to the structure noting concerns such as insensitivity to the hillside, building the structure without permits; and setting of a precedent. Chairman declared the hearing open. Mrs. L. Johnson, the applicant, requested approval of the shade structure for her flowers, stating that she was a rose fancier and wished to cover her rose garden area because the roses had died in last summer's heat; that she would reconstruct the structure as the Planning Commission wanted if necessary in order to keep it; and that she did not know that she had to obtain a permit. There being no further appearances, the hearing was closed. • Commissioner Madsen .suggested that a better design without intrusion into the skyline be developed. Discussion followed. M/S (Madsen/Koetting) for approval of the variance and denial of the as- built structure. The vote was as follows: AYES: Curtis, Apfelbaum, Madsen NOES: Kaptur, Koetting, Lawrence, Service ABSENT: None The motion failed. Discussion followed on grounds for a variance and the design of the structure. Planning Director stated that a trellis design could be developed which did not protrude into the sideyard, that an AMM could be approved at staff level which did not require a variance; and that the design could be brought back to the AAC and the Commission. M/S/C (Lawrence/Kaptur; Madsen/Curtis dissented) denying Variance application 6.339 based on the following findings: 1. That there are no special circumstances applicable to the subject property which would deprive the property of privileges enjoyed by other properties in the same zone and vicinity. • 2. That the granting of a variance would constitute a special privilege inconsistent with the limitations upon other properties in the same vicinity and zone. 3. That the granting of a variance will not adversely affect the General Plan. December 14, 1983 PLANNING COMMISSION MINUTES Page 21 CASE 6.339-VARIANCE (Cont'd. ) • 4. That the structure intrudes into the skyline viewed from South Palm Canyon Drive. NOTE: Chairman advised the applicant to contact Planning staff for further advice in regard to the structure. CASE 6.340-VARIANCE. Application by J. M. PETERS CO. for a variance in height for a block wall for a condominium project on El Cielo Road between Ramon Road/Baristo Road, R-2 Zone, Section 13. (This action is categorically exempt from environmental assessment per CEQA. ) Recommendation: That the Commission approve the variance subject to conditions. Planner III stated that the 38-foot wide strip is in the location instead of a frontage road and presented staff recommendations. Chairman declared the hearing open. S. Morse, Palm Desert, engineer for the project and representing the applicant, explained the request for a variance to build a wall within • setbacks and stated that the intent to provide a 30 ft. parkway has been met. In response to questions by Commission, Mr. Morse stated that it was a decorative wall ; that a brick cap could be added if required by the Commission; and that an additional requirement for a bus stop would be an appropriate condition. M/S/C (Madsen/Kaptur) approving Variance 6.340 based on the following findings and subject to the following conditions: FINDINGS: 1. That the intent of the setback requirement of the Ordinance i .e. , to provide a 30 ft. parkway free of structures higher than 42 ft. has been met. 2. That because of the special circumstances of the configuration of the curb and property lines on the southern boundaries of the site, the strict application of the Zoning Ordinance would deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. 3. That any variance granted is subject to a condition which insures that the parkway is consistent with the other properties in the • zone and does not constitute the granting of a special privilege inconsistent with the limitations upon other properties in the same vicinity and zone. December 14, 1983 PLANNING COMMISSION MINUTES Page 22 CASE 6.340-VARIANCE (Cont' d.) 4. That the granting of the variance will not be materially detrimental to the public health, safety, convenience or welfare or injurious to property improvements in the same vicinity and zone in which the subject property is located. CONDITIONS: 1. That the wall maintain a minimum average setback of thirty feet to the curb line (to insure that a parkway is maintained along Ramon Road) . 2. That an amended plan which shows the above detail (Condition No. 1) shall be submitted for the approval of the Planning Division prior to issuance of building permits. 3. That C.C.& R. 's include details of the maintenance of the landscaping between property lines and the curb line at E1 Cielo and Ramon Road. The C.C. & R. 's shall be submitted for approval of the City Attorney prior to final approval . 4. That a bus stop be developed if requested by SunLine Transit Agency. 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. SIGN APPLICATION. Application by VON'S MARKET for architectural approval of main identification sign in the Palm Springs Mall on Tahquitz-McCallum Way between Sunset Way and Farrell Drive, PD-11 (C-S-C Zone) , Section 13 (Ref. Case 3.573). Discussion ensued on the possibility of using a rust color rather than red for the letters. Chairman stated that there is no problem with visibility of the sign and that rust should be used. Some Commissioners felt that the cabinet' s being the same color as the stucco would accentuate the sign. M/S (Madsen/Koetting) for approval subject to AAC recommendations. Planning Director stated that the AAC recommended red letters with the cabinet in the color of the stucco. After further discussion, Commissioner Madsen withdrew his motion with the consent of the seconder. Commissioner Kaptur stated that he felt that the AAC was correct in • recommending that the cabinet be painted the color of the stucco since it will make the sign appear to be flush. December 14, 1983 PLANNING COMMISSION MINUTES Page 23 SIGN APPLICATION (Cont 'd. ) M/S/C (Madsen/Kaptur; Koetting/Lawrence dissenting) approving the sign application subject to the following conditions: 1. That the cabinet be painted the same color as the stucco of the building. 2. That the sign letters be rust in color. Commissioner Koetting left the meeting at this time. CASE 3.507 (MINOR). Application by GREAT WESTERN SAVINGS for architectural approval of walkup teller machine at 499 S. Palm Canyon Drive, C-B-D Zone, Section 15. Discussion ensued on the placement of the walkup teller and its detailing. M/S/C (Lawrence/Kaptur; Koetting absent) approving the walkup teller application subject to the following conditions: 1. That the top of the sign not exceed seven feet from grade. 2. That the cabinet be constructed of stainless steel with a routed face (with one face plate for the entire unit) backed by white plexiglass letters. CASE 3.639 (MINOR) . Application by J. BOURAZANIS for architectural approval of revised exterior details and two main identification signs for portion of Desert Fashion Plaza, 119-J North Palm Canyon Drive, C-B-D Zone, Section 15. Zoning Enforcement Officer explained the AAC recommendations. L. Hart, Imperial Signs, stated that the recommendations of the AAC were acceptable. M/S/C (Lawrence/Apfelbaum; Koetting absent) approving the sign application subject to the following condition: That both signs be on two lines as submitted on the south elevation. M/S/C (Kaptur/Madsen; Koetting absent) approving revised exterior details subject to the following conditions: • 1. That window jambs be extended to the floor and window panels be introduced to match the door. 2. That the canopy have internal support only (details of framing and support shall be submitted for staff approval ) . December 14, 1983 PLANNING COMMISSION MINUTES Page 24 CASE 8.219-SIGN VARIANCE. Application by BANK OF GLENDALE for siqn variance and architectural approval of main identification free-standing monument sign at 901 E. Tahquitz-McCallum Way, C-1-AA Zone (I.L. ) , Section 14. Discussion ensued with the applicant on grounds for a variance. J. Riley, the applicant stated that channel letters had been disapproved by the AAC and a monument sign application submitted in response to AAC recommendations. Zoning Enforcement Officer explained that the monument sign is for more visibility from the west. Commissioner Kaptur stated that temporary approval should be given until the Sign Ordinance is completed. Motion was made by Kaptur (Koetting absent) approving a temporary sign until the Sign Ordinance is completed. The motion died for lack of a second. Planning Director stated that the Sign Ordinance is near completion and will be scheduled for a Planning Commission study session at which concerns regarding free-standing signing can be discussed; that the proposed large, three foot by seven foot, double-faced, plexiglass sign is inappropriate; that he was surprised that the AAC recommended approval ; and that the sign does not integrate well with the good landscaping of the building. Further discussion followed. Mr. Riley stated that suggestions had been made to the applicant but were rejected. Discussion continued relative to the proposed sign. M/S/C (Kaptur/Curtis; Koetting absent) denying the sign variance with a restudy of the sign. (The Commissioners encouraged use of a monument sign identifying the entire complex. ) SIGN APPLICATION. Application by FUN IN THE SUN CANDIES for architectural approval of revised main identification sign for business at 200 S. Indian Avenue, C-2 Zone (I .L. ) , Section 14. Chairman stated that the AAC had recommended approval of the original submission. D. Pringle, 356 Ridge Road, the applicant, stated that he wanted to use the existing sign canisters on the building; that the coloring and the style of the letters had been in existence for 40 years; that he should not be asked to revise the sign; and that the red and white combination is like a peppermint stick. M/S (Lawrence/Curtis; Koetting absent) to approve the original sign. After discussion, the motion was withdrawn. Discussion followed on requiring the use of a rust color for the • lettering. Zoning Enforcement Officer stated that large signs often use rust for less glare. Mr. Pringle stated that he would prefer red. M/S/C (Lawrence/Apfelbaum; Curtis dissented; Koetting absent) that the sign be approved as originally submitted with rust letters instead of red. December 14, 1983 PLANNING COMMISSION MINUTES Page 25 CASE 3.641 . Application by D. CHRISTIAN for H. Kassinger for architectural approval of revised entry canopies on Tahquitz-McCallum Way for • commercial-professional complex (Bank of Palm Springs Center) located between Calle E1 Segundo/Calle Alvarado/Arenas Road, C-1-AA and R-4-VP Zones, Section 14. (Ref. Case 3.309. ) Planning Director explained the proposed revisions to the Center. He stated that the applicant feels more visibility is necessary and that is the reason for the proposal ; that the dissenting AAC votes were because the members felt that the project requires review as a whole which is not being done. Further discussion followed. Commissioner Kaptur stated that he agreed with the AAC that the orange tile should be removed with polished brass replacing it; that "tack-ons" will not resolve the problem; and that the project should be reviewed totally although the proposal is a good beginning. Commissioner Lawrence stated that action should be taken on the project. Commissioner Kaptur suggested that the item be continued for more revisions; that the Commission had attempted to alert the applicant to the problems of the Center when the application was originally submitted; and that continuing it to January 11 would probably not affect the applicant. Further discussion followed. D. Christian, architect representing the applicant, stated that he was one of those who opposed the project originally when he was on the • Commission since it does not resemble a retail center; and that he hoped to change the orientation and to have better signing. He explained possible alternatives and described the color combination. He stated that it was an emergency measure to make tenants more visible. M. Kassinger, the applicant, explained that tenants will leave unless more visible identification is provided and requested Commissioner approval . M/S (Kaptur/Lawrence; Koetting absent; Curtis/Madsen abstained) to continue the application for the applicant to consider AAC and Planning Commission comments. Discussion followed with the applicant who stated that he would lose the tenants unless the awnings were approved; and that he would make further renovations after approval of the awnings. Chairman stated that he felt that the applicant was overly enthusiastic about the results the awnings would attain. In repy to question by Chairman, Mr. Kassinger stated that he would accept a condition that the project be studied to enhance the total building. Commissioner Kaptur withdrew his motion with the consent of the seconder. • M/S/C (Lawrence/Apfelbaum; Koetting absent; Kaptur dissented) approving the awnings for a six-month period with a study addressing the total enhancement of the Center to be submitted for AAC and Planning Commission approval . December 14, 1983 PLANNING COMMISSION MINUTES Page 26 CASE 3.631 (MINOR) . Application by H. MARTER for architectural approval of revised exterior changes to existing restaurant (Coco's) at 1596 N. Palm Canyon Drive, C-1 and R-3 Zones, Section 10. M/S/C (Kaptur/Apfelbaum; Koetting absent; Madsen dissented) for a restudy of the whole entryway. SIGN APPLICATION. Application by ARTECH SIGN, INC. for Loehmann' s Plaza for architectural approval of main identification sign for shopping center on northeast corner of Racquet Club Road/North Palm Canyon Drive, PD- 136, Section 3 (Ref. Case 5.0209-PD-136) . M/S/C (Lawrence/Curtis; Koetting absent; Kaptur dissented) approving the application subject to the following condition: That the plexiglass face have a matte finish. CASE 3.559. Application by T. KOENLEIN ARCHITECTS for architectural approval of revised tower detail for 270-room resort hotel on East Palm Canyon Drive between Cherokee Way/Southridge Drive, C-2 Zone (I .L. ) , Section 30. Discussion ensued on the window treatment. Planning Director stated that the stained glass windows were unlit. Chairman also expressed the opinion that the tower did not resemble a bell tower. Commissioner Kaptur stated that the tower breaks the mass of the building which is desirable. M/S (Kaptur/Curtis; Koetting absent) to approve the application subject to AAC recommendations. After discussion, the motion was withdrawn with the consent of the seconder. Chairman stated that the design of the horizontal windows in a vertical form is incongruous. M/S/C (Kaptur/Curtis; Koetting absent) referring the bell tower detail back to the AAC for a restudy with the windows to be integrated into the vertical shape of the tower. • December 14, 1983 PLANNING COMMISSION MINUTES Page 27 PUBLIC HEARINGS (Cont' d. ) • CASE 5.0305-ZTA. Initiation by the CITY OF PALM SPRINGS for environmental assessment of zoning text amendment for G-R-5 Zone to allow increased building height. (Commission response to written comments on draft Negative Declaration, action for filing and final approval . No comments received. ) Recommendation: That the Commission order the filing of a Negative Declaration and approve the zoning text amendment. Chairman declared the hearing open; there being no appearances, the hearing was closed. M/S/C (Curtis/Lawrence; Koetting absent) ordering the filing of a Negative Declaration and approving zoning text amendment 5.0305 based on the following findings and subject to the following conditions: 1. That the G-R-5 Zone and development standards were originally designed as a holding zone including single family uses. 2. That the height limit as currently established was designed to establish a low profile due to the many square miles of such zoning. 3. That the limited number of vacant parcels of G-R-5 Zoning have • been analyzed to preclude view blockage or privacy disruptions due to added height. 4. That added height is necessary for the maintenance facilities located in this zone. 5. That a revision be made to Section 9202.02, USES PROHIBITED, as follows: "Any uses not specifically permitted are hereby prohibited." CASE 5.0299-CUP. Application by L. KAY for CI Resources International Ltd. for a CUP to allow a public restaurant in a private tennis club (Riviera Racquet Club) on the southeast corner of North Indian Avenue/Via Escuela, R-3 Zone, Section 2 (Ref. Case 5.0063-CUP) . Recommendation: That the Planning Commission approve the application subject to conditions. Chairman declared the hearing open; there being no appearances, the hearing was closed. M/S/C (Madsen/Apfelbaum; Koetting absent) approving the CUP based on the following findings and subject to the following conditions: • December 14, 1983 PLANNING COMMISSION MINUTES Page 28 CASE 5.0299-CUP (Cont' d. ) FINDINGS: 1. That a conditional use permit is required for a public restaurant in the R-3 Zone when the property is located on a major thoroughfare. 2. That the site has a minimum frontage of 100 ft. on a major thoroughfare and a minimum lot area of 30,000 sq. ft. as required in the Zoning Ordinance. 3. That the proposed restaurant building is a minimum of 150 ft. from any single family residential zone. 4. That parking spaces are not located within the front yard setback. 5. That a minimum of 25% of the total site is landscaped open space. 6. That the restaurant use enhances the resort nature of the community and is in harmony with the various elements and objectives of the General Plan, and that the restaurant proposal is not detrimental to existing or future uses in the same zone. 7. That the site is adequate in size and shape to accommodate the use and all yards, setbacks, walls, or fences, landscaping and other features to adjust the use to those existing and future uses on land in the neighborhood. 8. That the site is serviced by Indian Avnue and Via Escuela which have been properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed restaurant as well as the tennis club. CONDITIONS: 1. That a land use permit application be submitted for approval of any tournament spectator seating for the championship court involving non-members and the remaining courts. 2. That this approval refers to public use of the restaurant and not to public use other facilities located within the complex such as the gym, beauty shop, pro shop, etc. 3. That the fixture for the tennis court is approved subject to the original conditions of Case 5.0063-CUP (no lights after 10 p.m. ) . December 14, 1983 PLANNING COMMISSION MINUTES Page 29 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. TTM 19544 (Revised) . Application by SANBORN/WEBB for Stone Pine Partners, Ltd. for subdivision of land for commercial/industrial sites on the southwest corner of Ramon Road/Crossley Road, M-1 Zone (I .L. ), Section 20. (Given environmental assessment previously. ) Planning Director described the project on the display board and stated that the applicant requests curb cuts in the median islands; that specific site plans and sign programs will be submitted; and that architectural approval application will be submitted for the common area. Discussion ensued on the streetscape. M/S/C (Kaptur/Apfelbaum; Koetting absent) approving TTM 19544 subject to • Development Committee recommendations with the following additional conditions: 1. That a landscape buffer of 25 ft. be provided on all perimeter streets. 2. That the landscape buffer area can be used for new car display purposes (on pads) but no parking will be allowed. 3. That all recommendations of the Development Committee be met. MISCELLANEOUS ITEMS DISCUSSION. Commission review of experimental palm tree lighting fixtures. Chairman stated that after reviewing the light fixtures in the field, the Commission would like to see alternatives to the fixtures. Traffic Engineer requested that no action be taken until a recently formed task force reviews the lighting in the City and gives alternatives. M/S/C (Kaptur/Curtis; Koetting absent) continuing the discussion to the • Planning Commission meeting of March 28, 1984. December 14, 1983 PLANNING COMMISSION MINUTES Page 30 DISCUSSION. Commission review of proposed utility corridor by Southern California Edison Company in the Windy Point area in the Palm Springs sphere of influence (Case 5.0306-MISC. ) Chairman explained that the Edison Company wants to put a mega system of utility lines through Windy Point area. Planning Director stated that staff is opposed to the proposal and will be reiterating their opposition at the PUC hearings; that if the Commission wishes to review the EIR, it is available for perusal in the Planning Division office; and that Edison has stated that if the court order is approved, it will eliminate many of the wind turbines in the area. M/S/C (Madsen/Kaptur; Koetting absent) recommending to the City Council that it voice opposition to the proposed utility corridor. COMMISSION REPORTS, REQUESTS, AND DISCUSSION Revisions to the "P" Zone. Planning Director stated that staff has developed changes to the "P" Zone which allow financial institutions, health clubs and restaurants under a CUP. He requested Commission input on whether or not to have staff proceed on the revisions. Commission consensus was for staff to proceed and to schedule a zoning text amendment on revisions to the the "P" Zone for a future agenda. ADJOURNMENT There being no further business to discuss, Chairman adjourned the meeting at 8:05 p.m. 19 W11 TOR MDR/ml WP/PC MIN • PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall • January 11, 1984 1:30 p.m. ROLL CALL F-Y 1983 - 1984 Present Present Excused Absences Planning Commission This Meeting to Date to date Richard Service, Chairman X 10 2 Hugh Curtis X 11 1 Hugh Kaptur X 9 3 Peter Koetting X 11 1 Don Lawrence X 12 0 Paul Madsen X 11 1 Sharon Apfelbaum X 11 1 Staff Present Marvin D. Roos, Planning Director Sigfried Siefkes, Assistant City Attorney Dave Forcucci , Zoning Enforcement Officer II Douglas R. Evans, Planner III Robert Green, Planner II Mary E. Lawler, Recording Secretary Architectural Advisory Committee Present - January 9, 1984 James Cioffi , Chairman Earl Neel Chris Mills Hugh Curtis William Johnson Sharon Apfelbaum Michael Buccino Chairman called the meeting to order at 1:30 p.m. MSC (Koetting/Kaptur) approving minutes of the December 14, 1983 meeting with the following corrections: Page 2, Time Extension TTM 18302. Correction: First time extension (delete "third and final") . Page 19, Case 5.0257-CUP. Correction: Delete condition #2 (working drawings were approved by the Commission); condition #3 should read as follows: That detailed landscape, irrigation and exterior lighting plans are continued for review by the AAC. Page 29, TTM 19544. Add Tribal Council comments as follows: "From • discussions with City Staff, the Tribal Planning Consultant understands that this matter involves a revision in the design of TTM 19544 to accommodate a new land use concept for the subject property, i .e. an auto sales and service center.