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HomeMy WebLinkAbout1987/02/11 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall February 11, 1987 1:30 p.m. ROLL CALL F-Y 1986 - 1987 Present Present Excused Absences Planning Commission This Meeting to Date to date Larry Lapham, Chairman X 13 0 Hugh Curtis - 11 2 Martha Edgmon X 3 0 Brent Hough X 7 0 Earl Neel X 10 3 Gary Olsen X 10 3 Barbara Whitney X 10 1 Staff Present Marvin D.-Roos, Planning Director Douglas Evans, Planner Robert Green, Planner Margo Williams, Planner Carol Vankeeken, Planner Siegfried Siefkes, Assistant City Attorney Dave Forcucci , Zoning Enforcement Mimi Timbrook, Zoning Enforcement Mary E. Lawler, Recording Secretary Architectural Advisory Committee - TUESDAY, February 10, 1987 ` Chris Mills, Chairman Absent: Mike Buccino William Johnson Gary Olsen Tom Doczi Barbara Whitney Brent Hough Will Kleindienst Chairman called the meeting to order at 1:30 p.m. M/S/C (Olsen/Neel ; Curtis absent) approving minutes of January 28, 1987 with the following corrections: Page 17, third paragraph, CASE 3.960, motion was as follows: M/S/C (Hough/Edgmon; Whitney absent; Curtis dissented) approving the base colors of the signs as submitted and approving a field trip with staff and architect to review and establish a color scheme for all , four sides of the mall . February 11, 1987 PLANNING COMMISSION MINUTES Page 2 Correction: Case 3.960 (Continued) Clarification of motion: That the field trip to approve colors of the remaining three sides of the mall be postponed until the north side (the side facing Tahquitz-McCallum) is painted. Note: The Planning Commission approved the color scheme for the north side at its January 14 meeting. Page 18, last two paragraphs CASE 20.100 should be revised to read as follows: Planner (Evans) stated that the zone change request is the largest one ever proposed for Riverside County and affects property adjacent to Palm Hills. He stated it is consistent or more restrictive in zoning than Palm Springs and that staff recommends approval and opposes exclusion of the Palm Canyon area. He stated that the Andreas Cove area was not included in the zone change. M/S/C (Curtis/Olsen; Whitney absent) requesting that the Riverside County Planning Department approve the zone change, and that the Commission is con- cerned about excluding Palm Canyon from this study (Sections 2 and 11) . Report of Postin2 of Agenda. Agenda available for public access at City Hall Lobby counter, Planning Division counter, and Library Reference Room, by 1:30 p.m. , Friday, February 6, 1987. CONSENT ACTION AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. M/S/C (Whitney/Hough; Curtis absent) taking the following actions: CASE 3.0156 (MINOR) Continued. Application by HENRY BOOKSPAN for architec- tural approval of revised elevations for addition to office at hotel (Estrella Inn), 415 S. Belardo Road, R-3 Zone, Section 15. Approved subject to the following conditions: 1. That the roof continue across the length of the building with a hip end. 2. That colors and materials match existing building. 3. That the tile match existing. CASE 5.0391-CUP. Application by CHRIS MILLS for Moe Salem for architectural approval of a monument sign and revisions to building colors for service station remodel on Indian Avenue between Saturnino Road/Ramon Road, C-2 Zone (I.L. ) , Section 14. Approved colors as submitted. Approved sign subject to the following condition: That an alternate background color of black (white proposed) is an appropriate substitu- tion subject to the architect's discretion. February 11, 1987 PLANNING COMMISSION MINUTES Page 3 CONSENT ACTION AGENDA (CONTINUED) CASE 3.232. Application by MIKE LATULIPPE for architectural approval of land- scape plans for an industrial/office building on Valdivia Way between Chia/Tachevah Roads, M-1-P Zone, Section 7. Restudy noting the following: 1. That Gazania Mitza Yellow be substituted for Star Jasmine. 2. That Bougainvillea and Gazania be added to the street frontage. 3. That the planting shall be less formal - groupings and non-linear forms are encouraged. 4. That vines shall be added to the buildings. 5. That informal mounding shall be introduced (show contours) on the frontage. 6. That an oleander hedge shall be introduced around the rear of the building. CASE 3.0163 (MINOR) . Application by TOZIER & ASSOCIATES for architectural approval of automatic teller at the First Trust Bank, 441 S. Canyon Drive between Ramon Road/Baristo Road, C-B-D Zone, Section 15. Restudy noting the following: 1. That the canopy shall be omitted. 2. That the teller shall be better integrated into the facade. 3. That planters shall be added on either side of the teller. 4. That two bands of special paving (concrete) shall be added on either side of the tile walk. 5. That the colored bands shall be eliminated from the teller. CASE 3.0097 (MINOR). Application by D. CHRISTIAN AND ASSOCIATES for archi- tectural approval of revised details for showcases for commercial com- plex on Tahquitz Way between Calle Alvarado and Calle El Segundo, C-1AA Zone, Section 14. Approved as submitted. TIME EXTENSION-CASE 2.558. Application by GEORGE MONTGOMERY for a 12-month time extension of architectural approval for a single-family hillside residence on Cahuilla Hills Drive, R-1-A Zone, Section 27. Approved a twelve-month time extension with the new expiration date to be February 26, 1988, subject to original conditions of approval and the condition that trash be removed and the lot barricated to prohibit ac- cess. February 11, 1987 PLANNING COMMISSION MINUTES Page 4 CONSENT ACTION AGENDA (CONTINUED) TIME EXTENSION-CASE 2.558. (Continued) Note: Planning Director recommended a time extension instead of removing improvements as was originally conditioned since it would be more disruptive to remove the improvements than to leave the site in its present condition. He stated that an additional condition should be that trash be removed from the site and barricades placed to prohibit access. TIME EXTENSION - CASES 5.0315-CUP & 3.582. Application by ALFRED WILKES for a -monthtime extension for a con itional use permit and architectural approval for a condominium resort hotel on Baristo Road between Avenida Caballeros Road/Sunrise Way, R-4 Zone (I.L. ) , Section 14. Approved a twelve-month time extension with a new expiration date for Cases 3.582 and 5.0315-CUP to be 2-11-88 subject to all original con- ditions of approval . Planning Director stated that the site is not one that is recommended as a hotel site and the location is on Baristo Road behind Caballeros Estates. TRIBAL COUNCIL COMMENTS After consideration of the recommendations of the Indian Planning Commission, the Tribal Council approved the granting of a 12-month time extension for Conditional Use Permit Case 5.0315 and Architectural Approval Case 3.582. CASE 3.0162 (MINOR) (Ref. Case 5.0123-CUP) . Application by WILLIAM KLEINDIENST for KPSI Radio for arch itecturaf approval of an addition to the existing KPSI Radio building on Tahquitz-McCallum Way, R-2 Zone, Section 13. Planner (Williams) stated that the addition is minor but reduces the amount of open space in the project which had been allowed to have a surface of stamped concrete, as a portion of the open space and that the site is 21,000 sq. ft. Planning Director explained that the addition has no visual effect on the building mass. Planner explained that the location of the existing satellite dish will not be affected by the proposed addition. M/S/C (Olsen/Edmon: Hough abstained; Curtis absent) approving the application subject to the following condition: That all recommend- ations of the Development Committee be implemented. CASE 20.102/TPM 21921 (SPHERE-OF-INFLUENCE) . Initiation by RIVERSIDE COUNTY or subdivision for industrial commercial purposes at Indian Avenue at Garnet and the Sphere-of-Influence. Planning Director described the location of the map as the intersection of Interstate 10 and Indian Avenue, noted that the development is February 11, 1987 PLANNING COMMISSION MINUTES Page 5 CONSENT ACTION AGENDA (CONTINUED) CASE 20.102/TPM 21921 (SPHERE-OF-INFLUENCE). (Continued) indicative of development proposals in the County, and that staff has concerns about substandard elements of the proposal . He stated that the City recommends landscaping along the freeway, and also that the lots should have a minimum frontage of 200 feet. Planner (Evans) recommended the lot at the corner of Garnet and Indian not be subdivided to avoid the hazards of driveways accessing to the off ramp and the bridge and that all access be off Garnet, that overhead utilities be undergrounded, that final development plans for structures submitted for City review, that blowsand measures be implemented, that a visual buffer (wall and landscaping) be placed along the west and north boundaries, and that the remainder parcel be evaluated as to an illegal land fill . He stated also that the broad range of uses permitted such as building heights, yard requirements, and other property development standards that conflict with the City standards should be reviewed. M/S/C (Neel/Hough; Curtis absent) approving staff's recommendations as follows and directing that the recommendations be sent to the County Planning Commission and Board of Supervisors: 1. That Lots 1, 2 and 3 not be subdivided as proposed unless a specific development plan is submitted. The basis of this request is the provisions of the Designed Neighborhood Shopping Center (C- D-N) provisions of the Palm Springs Zoning Ordinance. City site area requirements for this type of facility is a minimum of five I" acres. Subdivision as proposed will encourage strip commercial development and multiple driveways adjacent to a major freeway off-ramp. Ingress and egress on Indian Avenue should be pro- hibited. 2. That due to the depth of lots 4-20 an increased width to a minimum of 200 feet should be considered. The increased lot width and area will encourage superior site design, allow greater flexibility, and encourage better land uses. 3. That the subdivider should be required to design, construct and maintain a substantial visual buffer along the west and northerly property boundaries. Such a buffer should screen the proposed development from I-10 and consider grade differences, landscape, walls, wind conditions and general maintenance. 4. All existing and proposed overhead utilities should be under- grounded per Western Coachella Valley Plan (W.C.V.P. ) and City requirements. 5. That all subsequent development proposals should be submitted to the City for review and comment. Pursuant to the W.C.V.P. the City requests that building elevations, site plans, landscape plans, exterior lighting, and colors and materials be submitted to the City. All mechanical equipment should be screened on all sides. February 11, 1987 PLANNING COMMISSION MINUTES Page 6 CASE 20.102/TPM 21921 (Continued). 6. That a b owsand wind erosion program be instituted immediately due to prior grading and disturbance. 7. That the remainder parcel be evaluated as to an illegal landfill which was created during demolition of on-site buildings and site grading. 8. That the City has severe reservations about the broad range of uses permitted, allowable building height, yard requirements and other property development standards which conflict with City standards. CASE 3.0151 (MINOR). Request by B. DOBRIS for reconsideration of motion for denial of partial balcony conversion on Los Patos Drive in new Horizons condominium complex, R-G-A(8) Zone, Section 29. (Ref. Case 2.807-HOA. ) Chairman explained that a Commissioner voting in favor of denial would be required to make a motion for reconsideration of the case and that Commissioners Edgmon, Hough and Olsen voted for denial . Planning Director explained that the applicant wants to address the full Commission and has requested a two week continuance for a full comple- ment of Commissioners. B. Dobris, 2413 Los Patos, the applicant, requested a chance to address the full Commission and requested continuance until March 11. M/S/C (Neel/Olsen; Curtis absent) continuing the item to March 11. Note: Later in the meeting Commissioner Edgmon and Whitney indicated that they may attend the Planning Commissioner's seminar in Sacramento on March 11 and would not be at the Commission meeting. Planning Director stated that Mr. Dobris would be informed of the fact. PUBLIC HEARINGS CASE 5.0400-ZTA (Continued) . Initiation by the CITY OF PALM SPRINGS for revisions to the Zoning Ordinance (all sections). (Commission response to written comments on the Draft Negative Declaration; final approval . ) Recommendation: That the case be continued to March 11, per Tribal Council request. Planning Director stated that staff was prepared to spend time in reviewing the details of the revision, but that the Tribal Council con- sultant requested a one month delay since the Tribal Council has not been able to review thoroughly the changes to the Zoning Text because of Indian land developments. He stated that a delay will allow staff to compile the revisions into a single document for final action on March 11. He noted that a local architect has requested that the Commission speak on of the effect of the the Zoning Text on urban design aspects, February 11, 1987 PLANNING COMMISSION MINUTES Page 7 PUBLIC HEARINGS (CONTINUED) CASE 5.04 00-ZTA. (Continued) but that the architect will be late and that the Commission may wish to discuss urban design guidelines for Tahquitz and downtown with the architectural community in another forum. Chairman declared the hearing open; there being no appearances the hearing was closed. Discussion followed on continuing the item to March 25 because of the Indian request for continuance and also because two of the members may attend the Commissioners conference in Sacramento and will not attend the March 11 meeting. M/S/C (Neel/Hough; Curtis absent) continuing the item to March 25. TRIBAL COUNCIL COMMENTS As noted in previous memorandum the City Planning Commission, the Tribal Planning Consultant has received and is reviewing drafts of the Revised Zoning Ordinance, Revised Ordinance No. 779 ("Indian Land Ordinance") and Revised Property Development Standards for the "M-I" and "M-I-P" Zones. The latter two items were received on January 5 and January 26, 1987, respectively. In order to complete the review of this considerable quantity of material and provide time for a follow-on meeting with Planning Staff prior to the Planning Commission's action, the Tribal Council is requesting a final continuance of this case to the Commission's meeting of March 11. Your cooperation and assistance in this matter has been appreciated. CASE 5.0424-CUP (Continued) . Application by the MARRIOTT CORPORATION for a Conditional Use Permit to allow construction of a 148 unit 3-story hotel , with an overall range of 46 feet on the east side of Hermosa Drive between Tahquitz Way/Andreas Road, R-4VP, and C-1-AA Zone (I.L. ), Section 14. (Commission response to written comments on Draft Negative Declaration. No comments received. ) Recommendation: That the Commission continue the case to February 25. Planning Director stated that the architects have not resubmitted the restudy of the designs and that staff recommends continuance to February 25. He noted that members of the audience wishing to review the plans may leave their names with staff and they will be contacted when the plans are submitted. Chairman declared the hearing open; there being to appearances the hearing was closed. M/S/C (Edgmon/Olsen; Curtis absent) continuing the item to February 25. TRIBAL COUNCIL COMMENTS February 11, 1987 PLANNING COMMISSION MINUTES Page 8 PUBLIC HEARINGS (CONTINUED) CASE 5.0424-CUP. (Continued) This Case was considered by the Tribal Council on January 27, 1987. It was noted that the Project complied with all sections of the City' s Zoning Ordinance with the exception of the side setback along Hermosa Drive. The proposed setback of 32 feet did comply with Ordinance No. 779 ("Indian Land Ordinance") . After consideration of the recommendations of the Indian Planning Commission, the Tribal Council took the following actions: 1. Approved the filing of a Negative Declaration with the mitigation measures noted in the Environmental Assessment. 2. Reiterated its prior action of January 27 to concur with findings contained in Planning Staff report dated January 28, 1987, and to approve the granting of the Conditional Use Permit subject to the conditions recommending by Planning Staff. TPM 21744. Application by CASA VERDE ASSOCIATES for a Tentative Parcel Map to combine parcels into one for property located on the northeast corner of Amado Road/Hermosa Drive, R-4 Zone (I.L. ) , Section 14. (Given Environmental Assessment previously in conjunction with TTM 14009. ) Recommendation: That the Commission approve the map subject to the con- dition that all recommendations of the Development Committee be met. Planner (Williams) stated that the application is for a lot con- solidation which is a condition of approval of an apartment complex on the site. She stated that the consolidation will combine two parcels into one and that the consolidation will not affect the density of the complex. Chairman declared the hearing open. N. Pask, President of the Greenhouse Homeowners Association, requested that the lot consolidation be denied, that the complex be revised to condominiums as was approved originally, and stated that the homeowners of The Greenhouse are in opposition to an apartment complex in the middle of low density condominium. B. Kaye, 1252 E. Andreas, Palm Regency Condominiums, requested that the Commission not allow the apartments to be built because the units will not help the neighborhood. He asked if the residents had any rights regarding the issue. Planning Director stated that the issue before the Commission is whether or not the line is removed from the middle of the property, and has nothing to do with the type of development. He stated that the developer has a choice of building either condominiums, apartments, or a hotel by right of zone in the R-4 Zone, and this parcel 's density was February 11, 1987 PLANNING COMMISSION MINUTES Page 9 PUBLIC HEARINGS (CONTINUED) TPM 21744. (Continued) raised from 8 d.u./acre to 29 d.u./acre in the Indian Zone changes of 1981. He stated that he would have to do some research, but thought that staff had recommended that the subject property be left 8/acre and that at the time The Greenhouse and La Mancha projects were built. He stated that unless the developer wishes to build to a lower density and not have apartments, there is little that can be done and with the demand on Indian leases to perform trendy development (which is at the present time apartments) will take place. He stated that the issue is out of the City's hands and not a Commission concern. Chairman explained again that the developer has the right to develop his property as either condominiums or apartments, and that the issue being reviewed is that of consolidation of lots, which is a technical procedure. He explained that whether or not the apartments are low or moderate rent is not within the Commission's purview. Mr. Kaye responded that development remains a long time and requested consideration of the neighbors' views. Chairman again stated that the issue is only that of consolidation of parcels. Mr. Kaye suggested that the City discuss the issue with the developer. He stated that there is a moral responsibility involved. There being no further appearances Chairman declared the hearing closed. Commissioner Whitney asked the reason for the Commission being asked to approve the combination of lots. Planning Director explained that if the Commission denies the map, although there is no reason to do so, the site plan might be altered, but not the development type density, and that consolidation is a legal requirement. Chairman again explained that the application is a technical "housecleaning" item, not related to the land use issue. Planning Director stated that the developer could build the same number of units whether or not the line were deleted. Planner explained that the Development Committee conditions are conditions recommended by City staff, including Fire, Engineering, Building and Planning. M/S/C (Neel/Olsen; Curtis absent; Whitney dissented) approving TPM 21744 based on the following findings and subject to the following conditions: FINDINGS 1. That the proposed division is consistent with the City's General Plan and Zoning Ordinance. February 11, 1987 PLANNING COMMISSION MINUTES Page 10 PUBLIC HEARINGS (CONTINUED) TPM 21744. (Continued) ' 2. That the site is adequate in size and shape to accommodate uses allowed in the R-4 Zone. 3. That the proposed subdivision is not detrimental to the public health, safety or welfare. CONDITIONS That conditions of the Development Committee dated January 27, 1987 be implemented. TRIBAL COUNCIL COMMENTS It was noted that a Negative Declaration was filed for the original Tentative Tract Map (Tract No. 14009), and that the Tentative Parcel Map is being filed to facilitate the development of a previously approved apartment development. After consideration of the recommendations of the Indian Planning Commission, the Tribal Council took the following action: Concurred with the findings contained in Planning Staff report dated February 11, 1987, and approved Tentative Parcel Map No. 2144 subject to Development Committee conditions dated January 27, 1987. iLl PUBLIC COMMENTS R. Rosenberg, 474 N. Hermosa, Greenhouse Condominiums, stated that he had never received notice of a hearing on the project, although a long time resident of the City, that evidently the decision of building apartments has been made, and asked the appropriate time for Greenhouse East homeowners to comment on whether or not apartments or condominiums should be built. Chairman explained that there is a density limit on the land, but whether of not condominiums or apartments are built is strictly the developers choice, and if the developer changes his mind and builds at the same density, he can build apartments. He stated that if a developer builds by right of zone, no public hearing is required. Planning Director stated that a project on the property received a public hearing during the past year when the applicant requested a density transfer from the Casa Verde complex and much citizen input was received. He stated that the applicant withdrew the application and reduced the density from 292 to 258 units which is the density by right of zone, and therefore no public hearings were required. February 11, 1987 PLANNING COMMISSION MINUTES Page 11 MISCELLANEOUS ITEMS CITY COUNCIL ACTIONS. No report was given. COMMISSION REPORTS OR REQUESTS. APPROVAL OF MAPS IN RELATION TO PROJECT APPROVAL (REF. TPM Commissioner Whitney requested an explanation of approving a pr ject first and a map later. Planning Director stated that an application was not submitted for a map at the same time as the project was submitted, and that there is not requirement for all of the procedures to begin at the same time. He stated that the Development Committee conditions include a "boiler plate" condition to file a parcel map and that until a year ago there was no State law mandating Public Hearings for maps. He stated that the City was one of the few jurisdictions in the area which did not hold Public Hearings for maps in the past, and that one of the problems regarding the project is that the project can be submitted at the density allowed by right of zone and the map filed later (requiring a public hearing). Discussion followed with the City Attorney regarding the processing of the project. City Attorney stated that he assumed that the map was approved for condominium purposes and that action at the meeting would be to undo that action. Planning Director stated that the original condominium map was never recorded. Commissioner Whitney stated that she could see no reason to approve a project and then conform it by removing lines. Discussion continued. Planning Director stated that in Section 14, maps are necessary to obtain a truly defined parcel , and that a public hearing is required although in the past action would have been taken without a public hearing. He stated that if a public hearing is desired by the Commission on the Casa Verde project, the Ordinance would have to be changed to state that projects such as Case Verde which are presently allowed by right of zone require public hearings. He stated that criteria would need to be developed to do this, and that the topic could be discussed at a study session, but that currently the project is allowed by right of zone, whether or not it is on one parcel or more. PLANNING COMMISSION REGULAR STUDY SESSION, FEBRUARY 18, 1987. Agenda items will include review of selected General Plan policies (Commissioner Whitney's request) and review of handicap standards of the Ci ty. Note: Chairman suggested that an entire study session be devoted to review of the Zoning Ordinance (at a future date). ADDED STARTERS. (Determination of eligibility for consideration. ) No action necessary since there were no added starters. February 11, 1987 PLANNING COMMISSION MINUTES Page 12 ENVIRONMENTAL ASSESSMENT ITEMS CASE 5.0436-ZTA/CZ. Initiation by the CITY OF PALM SPRINGS of a zoning text amendment to establish an "R" Resort Combining Zone for the purpose of protecting those properties citywide which have the potential for providing resort commercial uses from certain incompatible uses, and to consider a change of zone to place the combining zone on certain properties citywide. M/S/C (Hough/Neel ; Curtis absent) ordering the preparation of a Draft Negative Declaration and continuing the case to February 25 for public hearing. ADMINISTRATIVE NOTES American Planners Association (APA) DINNER MEETING FEBRUARY 19. Stanley Goodkin, Real Estate Consultant and Researcher, will give -a-talk at the APA dinner meeting which begins at 6:00 p.m. at Las Casuelas Terrazas on February 19. COMMISSIONER PLAQUES. Four retiring Commissioners plaques will be given to Commissioners at a future Planning Commission meeting. ADJOURNMENT There being no further business to discuss, Chairman adjourned the meeting at 2:45 p.m. T PLA I R MDR/ml PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall February 25, 1987 1:30 p.m. ROLL CALL F-Y 1986 - 1987 Present Present Excused Absences Planning Commission This Meeting to Date to date Larry Lapham, Chairman X 14 0 Hugh Curtis X 12 2 Martha Edgmon X 4 0 Brent Hough X 8 0 Earl Neel X 11 3 Gary Olsen X 11 3 Barbara Whitney X 11 1 Staff Present Marvin D. Roos, Planning Director Douglas Evans, Planner Robert Green, Planner Richard Patenaude, Planner Margo Williams, Planner Carol Vankeeken, Planner Siegfried Siefkes, Assistant City Attorney Dave Forcucci , Zoning Enforcement Mary E. Lawler, Recording Secretary Architectural Advisory Committee - February 23, 1987 Chris Mills, Chairman Absent: Mike Buccino William Johnson Gary Olsen Tom Doczi Barbara Whitney Brent Hough Will Kleindienst Chairman called the meeting to order at 1:30 p.m. M/S/C (Curtis/Hough) approving the minutes of February 11 , 1987, as submitted.