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HomeMy WebLinkAbout1987/03/25 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall March 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 16 0 Hugh Curtis X 14 2 Martha Edgmon X 5 1 Brent Hough X 10 0 Earl Neel X 13 3 Gary Olsen X 13 3 Barbara Whitney X 12 2 Staff Present Marvin D. o{-os, Planning Director Siegfried Siefkes, Assistant City Attorney Robert Green, Planner Doug Evans, Planner Margo Williams, Planner Carol Vankeeken, Planner Dave Forcucci, Zoning Enforcement Mary E. Lawler, Recording Secretary Architectural Advisory Committee - March 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 (Neel/Curtis) approving minutes of March 11, 1987, with the following corrections: Page 6, CASE 5.0424-CUP. Motion should indicate that Neel abstained. Page 11, delete last paragraph referring to CASE 3.0183. March 25, 1987 PLANNING COMMISSION MINUTES Page 2 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 (Curtis/Hough) taking the following actions: CASE 3.0171 (MINOR) Continued. Application by WELLS FARGO BANK for archi- tectural approval—of approval - of automatic teller machine on the north side of bank at 1711 East Palm Canyon Drive, CDN Zone, Section 25. Approved subject to the following conditions: 1. That 8 of the 14 Asparagus Sprengeri shall be replaced with 10-5 gallon Boxwood Beauty Natal Plum. 3. That 1 boulder be added (set boulders 1/3 below ground level ). 4. That annual color be added to planting areas. 5. That the existing planter be replanted and material installed to match new planter. CASE 5.0389-PD-77 (REF. TPM 21324) Continued. Application by EXPO ENTERPRISES or architectural approval of finaT—development plans (grading plans) for a Planned Development District to allow development of mobilehome lots on the west end of Mesquite Avenue, R-TP/0-20 Zones, Section 22. Approval of the architecture subject to the following condition: That the trellises have minimum 5 ft. setbacks to property lines. (Revisions to the trellises are subject to staff review. Restudy of the colors noting: 1. That three alternate colored elevations shall be submitted. 2. That the skirting shall be a different shade to the unit. 3. That the colors be revised and three related families of colors should be submitted. The gray tones should be deleted. CASE 5.0391-CUP (Continued) . Application by C. MILLS for Moe Salem for architectural approval of revised grading plans/site layout for service station remodel on South Indian Avenue between Saturmino/Ramon Roads, C- 2 Zone, (I.L. ) , Section 14. Approved as submitted (per staff recommendation) . CASE 3.0085. Application by WADE RITCHIE for Mark Blaich for architectural approval of revised site plan and elevations for a 4-unit apartment building on Junipero Avenue/San Marco, R-2 Zone, Section 3. Restudy noting: 1. That the buildings be tied together, better integrated, or stand alone. March 25, 1987 PLANNING COMMISSION MINUTES Page 3 CONSENT ACTION AGENDA CASE 3.0085. (Continued) 2. That the window protection elements be integrated to buildings. 3. That a roof plan be provided. CASE 3.0053. Application by ED KANAN for architectural approval of revised el evations for an apartment complex on Ramon Road/Grenfall Road, R-2 Zone, Section 23. Approved subject to the following conditions: 1. That all balcony wood be resawn. 2. That a shed roof with tile is an acceptable alternative to canvas awning. 3. That the protection device cover upper frame of window. 4. That the wall on Ramon be curved per original plan (increased length is acceptable) . 5. That the downspouts in wall on south elevation be concealed. 6. That details be reviewed by staff. CASE 3.0080. Application by CARMICHAEL DESIGNS for architectural approval of �—' revised elevations for an industrial building on Tachevah Drive/Montalvo Way, M-1-P Zone, Section 7. Approved subject to the following conditions: 1. That the fascia on east end of south elevation be increased in height to match adjacent fascia. 2. That openings in covered entry area be provided for landscape areas with trees. 3. That building colors be reviewed in conjunction with final land- scape plans. CASE 3.900. Application by JERRY FRANKEL for architectural approval of working drawings for a commercial project at 689 S. Palm Canyon Drive between Sunny Dunes Road/Camino Parocela, C-2 Zone, Section 23. Restudy noting the following: 1. That the proportions be revised (more in keeping with original elevations) . `�.• 2. That planters be added at roof per approved renderings. March 25, 1987 PLANNING COMMISSION MINUTES Page 4 CONSENT ACTION AGENDA CASE 3.0177 (MINOR) . Application by PORTALS for architectural approval of an entrance awning for the Desert Inn Resort (former Sheraton Oasis Hotel ) at 155 Belardo Road, R-3 Zone, Section 15. Removed from the agenda (approved at staff level ). CASE 3.0192 (MINOR) . Application by G. HERRERA for architectural approval of bedroom addition to single family hillside residence at 1055 Chino Canyon Road, R-1-A Zone, Section 4. Restudy noting the following: 1. That the addition to be compatible with existing structure. 2. That the overhang is to be continued. 3. That the beams are to be boxed out. 4. That full street elevations are to be submitted. CASE 3.0194 (MINOR). Application by D&A SHADE CO. for architectural approval of awning foF restaurant (Robbie Reed's) at 500 E. Palm Canyon Dr. , R-3 Zone, Section 23. Restudy noting the following: That a more permanent form of canopy, architecturally tecturally integrated be considered. CASE 5.0398-PD-1.80. Application by ROBERT MCCOY for Larry Pierce for architectural- approval of revised elevations and revised landscape plans for hotel on Indian Avenue, south of Arenas Road, C-2/C-1-AA (I.L. ), Section 14. Continued to April 8 pending receipt of plans. SIGN APPLICATION. Application by W. HOWLETT for architectural approval of revised main identification side for Royal Sun Hotel , 17700 S. Palm Canyon Drive, R-3 Zone, Section 26. Withdrawn by applicant. SIGN APPLICATION (REF. CASE 5.0090-CUP) . Application by SAFEWAY STORES for architectural approval of increasea size of main identification sign for Safeway Rimrock Shopping Center on East Palm Canyon Drive between Gene Autry Trail/Palm Hills Drive, C-D-N Zone, Section 30. Restudy noting the following: 1. That the overall design is to be restudied. 2. That, if possible, the wing design of the original pedestal be included. March 25, 1987 PLANNING COMMISSION MINUTES Page 5 ITEMS REMOVED FROM THE CONSENT ACTION AGENDA CASE 3.0116 (Continued) . Application by CHRISTIAN ASSOCIATES for Robert Poon or architectural architeEtural approval of grading plans for a two story 95-unit hotel on North Palm Canyon Drive between Escuela/Vista Chino, C-1/R(3) Zones, Section 3. Planner (Williams) : Staff recommended changes in the grading plan to remove a retaining wall closest to the street; the AAC recommended approval , but did not review Engineering Division information which was received on March 24. A pipeline running through the Whitewater easement is proposed to be covered by fill , making a 11 ft. fall across the property and raising the pad several feet higher than the adjacent properties, is a concern of the Engineering Division which is requesting direction from the Commission; the hotel operators prefer a level pad to avoid steps and ramps, and the hotel has one ramp between the main building and Palm Canyon Drive. Chairman: The AAC should review the relationship between the hotel pad and the adjacent properties before the Commission takes action. M/S/C (Neel/Whitney; Curtis abstained) referring the application to the AAC for review of additional engineering data. CASE 3.01.75 (MINOR) . Application by CHRIS GEORGE for architectural approval of revised co ors for Fairmont Hotel at 601 N. Palm Canyon Drive, CBD/R- 2 Zones, Section 10. Planner (Green) : The applicant restudied the colors since the Commission recommended a lighter lilac base color; AAC reviewed alter- nate color schemes and felt that none was appropriate and took no action. The committee recommended architect review the original colors, lighten the base color, and review the color of the walkway. A new color scheme was submitted which the AAC has not seen, except that the committee recommended similar colors. Commissioner Whitney: The variation of the original color combination is good. M/S/C (Whitney/Edgmon) approving the alternate color scheme submitted after the AAC meeting of March 23. March 25, 1987 PLANNING COMMISSION MINUTES Page 6 ARCHITECTURAL APPROVAL ITEMS Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0168. Application by W. L. SHELLENBARGER for architectural approval of single family hillside residence on Via Olivera/Tuscan Road, R-1-B Zone, Section 3. Planner (Williams) : AAC recommended approval subject to submission of final grading and landscape plans. The applicant will use natural plant materials in conjunction with boulders on the site for landscaping. M/S/C (Edgmon/Whitney) approving the application subject to the following conditions: 1. That final grading and landscape plans be submitted. 2. That all recommendations of the Development Committee be met. SIGN APPLICATION (REF. CASE 5.0375-PD-147) . Application by the DESERT FASHION PLAZA or architectural approva of sign program including a free standing main identification sign for I. Magnin at the main entrance of the Fashion Plaza, N. Palm Canyon Drive, between Amado Road/Tahquitz Way, C-B-D Zone, Section 15. Zoning Enforcement Officer (Forcucci) : The marble sign with channel letters is an attempt to identify the I. Magnin store which is recessed into the building. The AAC recommended approval subject to conditions. M/S/C (Whitney/Neel ) approving the application subject to the following conditions: 1. That the pylon be turned at a 45 degree angle. 2. That the pylon not project beyond the Silverwood frontage. 3. The base and the neck are the Desert Rose concrete color. 4. Submit working drawings for approval of all the joints. 5. That the community information letters be placed directly on the tile. 6. Exterior corner detail of pylon to be reviewed by AAC. PUBLIC HEARINGS CASE 5.0400-ZTA (Continued) . Initiation by the CITY OF PALM SPRINGS of revisions to the Zoning Ordinance (all sections). (Commission response to written comments on Draft Negative Declaration; final approval . No comments received. ) Planning Director: Tribal Council asked for a final continuance 6 weeks ago to March 11, but at the March 11 meeting the Commission did not take March 25, 1987 PLANNING COMMISSION MINUTES Page 7 PUBLIC HEARINGS (Continued) CASE 5.0400-ZTA . (Continued) action because two members were not present, and the case was continued to March 25. The Tribal Council did not have a quorum and is recom- mending continuance again. Staff recommends tabling until the end of the meeting to discuss a few changes and also that the Commission con- tinue the case to April 8. Chairman declared the hearing open. There were no appearances. M/S/C (Curtis/Neel ) tabling the case to the end of the meeting. CASE 5.0401-MISC. (Continued) . Initiation by the CITY OF PALM SPRINGS of revisions for local guidelines relating to objectives, criteria, and procedures for the implementation of the California Environmental Quality Act (CEQA) pertaining to the environmental evaluation of public and private activities and the preparation of environmental documents. (This action is categorically exempt from Environmental Assessment per CEQA guidelines. ) Recommendation: That the Commission continue the application to April 8. Planning Director: The Planner involved with the CEQA revisions has also been involved with Andreas Cove Country Club and has not had time to complete the CEQA staff report; a two-week continuance is recommended by staff. Chairman declared the hearing open; there being no appearances the hearing was closed. M/S/C (Edgmon/Neel ) continuing the application to April 8. TRIBAL COUNCIL COMMENTS A Special Tribal Council meeting was not held on March 24, 1987. It is respectfully requested that the following agenda items of March 25, 1987 be continued to the City Planning Commission's next regularly scheduled meeting. CASE 5.0436-ZTA/CZ (Continued) . Initiation by the CITY OF PALM SPRINGS of a Zoning Text amendment o establish an "R" resort combining zone for the purpose of protecting those properties citywide which have the potential for protecting resort/commercial uses from certain incompatible uses and to consider a change of zone to place the combining zone on certain properties citywide. (Commission response to written comment on Draft Negative Declaration; final approval . No comment received. ) March 25, 1987 PLANNING COMMISSION MINUTES Page 8 PUBLIC HEARINGS (Continued) CASE 5.0436-ZTA/CZ. (Continued) Recommendation: That the Commission order the filing of a Negative Declaration and give final approval to the case. Planning Director: The case was continued first to March 11 and then to the 25th because of lack of a quorum. Most of the Commissioners' offices are in the proposed rezoning areas. Commissioners Whitney and Curtis, and Chairman abstained and left the meeting. Commissioner Olsen presided. Planning Director: The legislation is before the Commission at the request of the Council to protect prime hotel sites from the development of apartments and condominiums which could be built elsewhere. The prime areas are on East Palm Canyon, Tahquitz Way and in Section 14. Come concern was expressed several years ago about prohibition of condo- miniums in Section 14, but good projects have been built in this section, although certain areas fall into the prime hotel site category. Fairly simple language will be inserted into the Zoning Ordinance to identify the areas and non-resort uses will be placed under a CUP. The affected zones would be R-2, R-3, R-4, C-1, C-1-AA, C-B-D and R-4VP. Condominiums and apartments do not promote the kind of tourist and hotel facilities desired and inhibit the appropriate economic growth of the sections involved. Staff recommends including both vacant and developed property in the overlay. The legislation creates "grandfathering" of conditional use permits on properties and would not create a non- conforming condition. Redevelopment sites will be reviewed regarding the desirability of hotels rather than condominiums and apartments. The General Plan was developed showing hotel uses on Tahquitz and the area around the Convention Center, and this development has occurred. Council has requested the overlay as soon as possible. Chairman declared the hearing open. Robert Fey, 2000 Madrona, representing Palm Springs Board of Realtors, requested information on the number of acres scheduled for development since there are older developments in the Tennis Club area which will be razed and become hotel "R" zones because it is the only use allowed. Commissioner Olsen: That is not what the Planning Director has indicated. Mr. Fey requested information on the number of residential units eliminated from the General Plan and the number of hotel units added (as a result of the ordinance) . He also asked the number of hotel rooms in ultimate build out in relation to the General Plan and stated that market studies show a significant amount of R-G-A(6) and R-1 will be converted to hotel zoning and land use density increased ten times the General Plan density, with the resulting impacts of traffic and noise. A full EIR is warranted. The demand for hotel rooms and tourist related uses will be less than what will be built since almost 5 years of hotel demand is being planned presently. The requirement for a CUP for condo- miniums and apartments results in negative zoning since a CUP would be March 25, 1987 PLANNING COMMISSION MINUTES Page 9 PUBLIC HEARINGS (Continued) CASE 5.0436-ZTA/CZ. (Continued) granted only after the Commission finds that the project would not be related to hotel uses. The Board of Realtors finds negative zoning objectionable. Senior citizens comprise 39% of the population and their housing should be located in an attractive, safe, area close to amenities. Changing the zoning to the "R" zone will prohibit these seniors from being located where they are comfortable. Many are moving away because they cannot function in the City. Steve Lyle, 2213 Del Lago, Government Relations Committee of the Board of Realtors: Several meetings have been held on the issue and the Board of Realtors is opposed to the "R" zone. The proposal does not take senior citizens' needs into consideration, and the local Government Relations Committee feels that it should meet with the seniors Political Action Committee to inform them of the purposed zoning. The seniors will be unhappy with the proposal . Staff indicates that the number of hotel rooms envisioned is not many compared to the undeveloped acreage . remaining. The situation needs to be discussed, and will be when the Planning Director addresses the Board of Realtors in the near future. Commission should delay voting on the proposal until everyone has been informed. Manny Seegal , 1650 Ridgemore: Seniors need to retire where there is activity and other people. The "R" zone is inadequate and will take away from the seniors what they have given to the City. The Commission should reconsider the areas involved and inform the seniors. Mrs. R. Dembo, 2478 Madrona: Commission should not approve the proposal because seniors need to be close to town and do not want to leave Palm Springs because their friends and amenities are here. Also senior citizens are needed to bring money into Palm Springs. There being no further appearances, the hearing was closed. Planning Director: The proposal adds no density to the General Plan, does not affect any zone that does not allow hotels and apartments; there is no overlay on any R-1 or R-G-A Zones. There are 300 affected vacant acres, half of which are zoned commercial . Very little land is vacant in the C-B-D Zone and the remainder of the vacant land is in residential zones, which would be most affected. Two-thirds of the "R" Zone is in redevelopment study areas. The ordinance has no effect on senior housing and a General Plan amendment is being scheduled for a senior housing project on Baristo._ The City_ canmaintain z on:i,ng suit able for' s�ehior housing without taking land which is more appropriate for hotels. Some of the sites on Tahquitz and East Palm Canyon could be built for seniors if an exciting mixed use development were proposed. The housing demands of the senior population will be demanding over the next 30 years and will be a challenging aspect to housing. There will be a maximum of four to five thousand hotel rooms built. The hotel industry must be protected as it is depicted on the General Plan, or the General Plan reviewed. The overlay zone would not affect any properties which do not now allow hotels and apartments. No densities will be upgraded. March 25, 1987 PLANNING COMMISSION MINUTES Page 10 PUBLIC HEARINGS (Continued) CASE 5.0436-ZTA/CZ. (Continued) Commissioner Edgmon: There is no negative impact on seniors. Commissioner Hough: The "R" Zone does not mean hotel use only. Residential uses are not absolutely prohibited and do not discriminate against seniors since there is adequate land for apartment and condo- minium development in proximity to the downtown. Commissioner Olsen: There is much land left for seniors and it is important in future planning that the City develop to maintain tourism. It is necessary to plan on a long range basis. M/S/C (Neel/Edgmon; Lapham/Curtis/Whitney abstained) ordering the filing of a Negative Declaration and approving Case 5.0436-ZTA/CZ based on the following findings: 1. That the economy of the City of Palm Springs is dependent in large part on the impact of the tourist industry. 2. That it is necessary to provide for land uses within the City which will encourage the growth of the tourist industry - one being hotel/resort uses. 3. That competing land uses, mainly multi-family residential uses, are being developed on parcels which are suitable for hotel/resort uses. 4. That it is necessary to limit the development of suitable parcels under hotel/resort uses primarily because parcels along major corridors provide access to major tourist attractions and trans- portation. TRIBAL COUNCIL COMMENTS The Tribal Council 's comments and actions are as follows: "As noted previously, the Tribal Council recognizes the importance of tourism to the economic well-being of Palm Springs, and will continue to be supportive of the City's efforts to enhance its competitive position in this market, including those efforts to encourage development of quality facilities related to tourism. After consideration of the recommendations of the Indian Planning Commission, the Tribal Council took the following actions: 1. Noted that the proposed "R" Resort Combining Zone will be placed on properties city-wide, including numerous Indian trust parcels. 2. While a Conditional Use Permit is restrictive in nature and adds another dimension to the development approval process with respect to requiring additional filing fees, possibly increasing the pro- cessing time, imposing additional conditions on development, etc. the Tribal Council supported in principle the proposed Zoning Text Amendment which would create an "R" Resort Combining Zone. March 25, 1987 PLANNING COMMISSION MINUTES Page 11 PUBLIC HEARINGS (Continued) CASE 5.0436-ZTA/CZ. (Continued) 3. The Tribal Council concurred with the proposal to place the "R" Resort Combining Zone on those properties generally shown on the map attached to Planning Staff Report dated February 25, 1987. 4. This action by the Tribal Council is based in part, on the following understandings and conditions: a. On the understanding that the underlying zones will not be changed, and all uses of the underlying zones will be per- mitted with the one exception or requiring a conditional Use Permit for the development of multi-family dwellings. b. On the condition that existing developments in the proposed overlay zone will not be classified as "Non-Conforming", and that the implementation of the "R" Resort Combining Zone will be responsive to the current and projected absorption rate for new tourist related developments, including hotels, and will be amended, and possibly repealed, to respond to significant changes in this market." MISCELLANEOUS ITEMS ADDED STARTER. (Determination of eligibility for consideration. ) M/S/C (Curtis/Neel ) determining that Case 3.0151 is eligible for con- sideration. CASE 3.0151 (Minor) . Request by B. DOBRIS for reconsideration of motion for denial o ,partial balcony conversion on Los Patos Drive in New Horizons condominium complex, R-G-A (8) Zone, Section 29. (Ref. Case 2.807-HOA). Planning Director: The project was denied by the Commission in January and Mr. Dobris submitted an appeal to the Council which is pending after reconsideration by the Commission. The applicant requested that the item be brought back for reconsideration when the full Commission were present and claimed that he was not given an opportunity to present relative information at the time that the project was denied. Commissioners other than Whitney or Lapham would have to make the motion for reconsideration. M/S/C (Curtis/Hough; Neel dissented) for reconsideration of the case. Planner (Green): The applicant proposes to enclose a portion of a balcony to form a closet and the revised proposal shows the wall recessed slightly for depth and a railing in front to retain the archi- tectural features of the condominium complex. Staff recommends denial because of the dilution of the architecture and the precedent-setting nature of the proposal . The applicant submitted a site plan and photo- graphs showing his unit in relation to other units in the complex. March 25, 1987 PLANNING COMMISSION MINUTES Page 12 MISCELLANEOUS ITEMS CASE 3.0151 (Minor) . (Continued) Commissioner Hough: The original and revised elevations were recom- mended for approval by the Architectural Advisory Committee on split votes. Ben Dobris, 241 Los Patos, requested approval because he requires addi- tional closet space. He stated that the changes are minimal (only two additional walls would be constructed) and that a 50 sq. ft. balcony would remain. The balcony overlooks a driveway and carport area and is not seen from the street or any public areas. The proposal will not be a detriment to the condominium project and was approved by the Architec- tural Advisory Committee and the New Horizons Architectural Committee. It will retain the character of the original design. Commissioner Curtis stated that after visiting the site he felt that the project would not impact on any street and that the architecture of the complex is already very irregular. Commissioner Edgmon: The proposal would not have been approved if it had been submitted in the original design; resembles an afterthought. Commissioner Hough stated that he would charge his dissenting position after visiting the site. M/S (Olsen/Neel ) for denial of the application. The vote was as follows: Ayes: Edgmon, Neel , Olsen Noes: Curtis, Hough, Whitney, Lapham The motion failed by a 4-3 vote. M/S/C (Curtis/Hough) for approval of the application: Ayes: Curtis, Hough, Whitney, Lapham Noes: Edgmon, Neel , Olsen The application was approved by a 4-3 vote. CASE 5.0434-MISC. (Continued) . Planning Commission discussion of City- initiated lan scape guidelines for the City of Palm Springs. Planning Director: Staff recommends continuance. Guidelines were developed for City properties by the Parks and Planning staffs at the request of the City Manager but could be adapted for private properties as well . The guidelines could be reviewed for both applications and returned to the Commission on April 8. M/S/C (Neel/Curtis) continuing the application to April 8. March 25, 1987 PLANNING COMMISSION MINUTES Page 13 MISCELLANEOUS ITEMS CASE 10.363. Planning Commission determination that a wedding chapel is an allowable accessory use in resort hotel zones, citywide (request by Biltmore Hotel on E. Palm Canyon Drive). Planning Director: Staff was approached by a wedding chapel operator to relocate from a commercial space in a small hotel to a small free- standing building on the Biltmore Hotel property. Commission should determine whether or not the use is an allowable and compatible acces- sory use for a resort hotel . In the sense of what is compatible staff would not object after conformance to certain standards limiting the amount of space, but would not support the use in a free-standing building. Commissioner Curtis: If the use is allowed as an accessory use, guide- lines should be given such as containment within the main hotel building. subject Commissioner Neel : The/ building at the Biltmore is not a permanent building. Planning Director: Through public hearings the Ordinance could be changed to state that the use is required to be within a hotel building unless otherwise approved by Commission, but staff would not recommend this particular action. M/S/C (Curtis/Neel ) determining that a wedding chapel is an allowable accessory use within the main structure of a resort hotel , city-wide, `.. but not in the free-standing building at the Biltmore Hotel . CASE 3.216. Request by ADRIAN GUEVARA for a second 12-month time extension or a commercial building on Desert Park Road, C-1 Zone, Section 1. Planning Director: The time extension request is for a commercial building owned by the applicant and staff would recommend approval . M/S/C (Hough/Curtis) approving a twelve-month time extension for Case 3.216 subject to all original conditions of approval . The new expira- tion date: March 26,, 1988. CASE 5.0429-PD-188. Application by CHRISTIAN ASSOCIATES for Stuart Melnick Group for a Planned Development District to allow construction of a 150- unit apartment complex/30-room resident ancillary care facility on Tahquitz Way between E1 Segundo/Avenida Caballeros, R-4 VP/C-1-AA Zones (I .L. ) , Section 14. Planning Director: Project is in an inappropriate location and a Planned Development District is required because of the combination of a conditional use (convalescent facility) and an apartment project which is a conditional use in the zone. The proposal has a sewer problem which can be overcome but the project has an excavated design (18 ft. below ground) to meet the height limitations of the zone, and because of the design the project has facilities in the basement which have to be sewered; the project is also over-density, and the applicants are requesting Indian density which is proposed to be phased out in the new zoning ordinance. Over-density is causing a sewer line problem and March 25, 1987 PLANNING COMMISSION MINUTES Page 14 MISCELLANEOUS ITEMS (Continued) CASE 5.0429-PD-188. (Continued) excavation is causing a pumping problem; because of these conditions the applicant is requesting retention of the sewerage on site and pumping it during off peak hours. The City Engineer recommends better alternatives such as elevating the project or installing a parallel line where necessary to the sewer plant. If elevated the project would also require discretionary approval as a highrise, since the height would exceed 35 ft. Staff recommends that all critical units be removed from the subterranean areas and those areas left as garages, thus providing a gravity flow. Storm drainage and traffic problems can probably be mitigated, but the land use impact cannot, and either a General Plan Amendment or an EIR is necessary if the impacts can be mitigated. The applicant does not want to spend time or money on an EIR and has stated that he will appeal to the Tribal Council if the project is not approved by the City. Staff recommends continuance to April 8 for review of the environmental assessment in conjunction with the public hearing for quick action for denial . If the Commission wants to approve the pro- ject, staff recommends an EIR. M/S/C (Neel/Hough) continuing the environmental assessment to April 8 for review in conjunction with a public hearing. TRIBAL COUNCIL COMMENTS A Special Tribal Council meeting was not held on March 24, 1987. It is respectfully requested that the following agenda items of March 25, 1987 be continued to the City Planning Commission's next regularly scheduled meeting. MISCELLANEOUS ITEMS (Continued) CASE 20.102 (REF. PLAT PLAN 9665) AND TPM 21921. Requested by RIVERSIDE COUNTY or Planning Commission review of a 116-unit hotel and office complex on the northwest corner of Garnet Avenue/N. Indian Avenue, Sphere of Influence. Planner (Evans) : The project needs a total restudy including the site plan and circulation. Concerns will be brought to the County on April 16. M/S/C (Olsen/Whitney) to recommend a total restudy of the project to the County noting the following: 1. That the functions of the project should be consolidated, hotel in one area and office in a separate area. 2. That there should be a common entry, single access point, no Indian Avenue entry. 3. That the amount of pavement and parking should be reduced. 4. That the overall circulation needs reworking and redesign. March 25, 1987 PLANNING COMMISSION MINUTES Page 15 MISCELLANEOUS ITEMS (Continued) CASE 20.102 (REF. PLAT PLAN 9665) AND TPM 21921. (Continued) 5. that more open space is needed. 6. That site design should be more sensitive to prevailing wind patterns and perimeter landscaping should be added. PUBLIC HEARINGS (Continued) CASE 5.0400-ZTA (Continued) . Initiation by the CITY OF PALM SPRINGS of revisions to the Zoning Ordinance (all sections). M/S/C (Curtis/Edgmon) to untable the case. Planning Director: The Zoning Ordinance revisions address concerns of the past years; the document has been adjusted through the years and is a living document. Staff will have a final list of minor revisions and hopefully the Tribal Council will have reviewed the ordinance and made final recommendations. R-1 Zone: Has not been changed in years; nurseries are allowed under a w 1ch allows plant propagation with no business conducted on-site and noxious materials or noxious soil renovation. R-1 Zone on a major thoroughfare may be a good place for a nursery with business conducted on site. -Historic Zones: Historic setbacks would be allowed under an AMM for all affected ecte property. Guest Houses: Currently limited to 1/50 of the lot size. The require- ment would be changed for a larger amount of space (with or without kitchens) under a CUP. R-1 Zone Parking: Parking may be permitted only on surfaces and areas designed or at use to eliminate cars parking in graveled front yards or lawns. Hotel Zones: Because of the new hotels with kitchens, hotels have been separated by size and a percentage developed; up to 10% coverage, kitchen would be by right-of-zone; over 10% would be by CUP; this would encourage hotels and not discourage rooms with amenities. Setbacks: 200 foot maximum setback exists for two-story projects adja- cent to R-1 Zones; a 50' offset for flexibility on setbacks is recom- mended. Auto Rental Agencies: Would be allowed in resort hotels under a Land use Permit, instead of a Conditional Use Permit. R-3 Zone: New provision is that any portion of the structure in rear ..,� and yards in excess of twelve feet would have a minimum setback equal to height, if abutting residential zones; where abutting commer- cial zones the provision would not apply. March 25, 1987 PLANNING COMMISSION MINUTES Page 16 PUBLIC HEARINGS (Continued) CASE ' 5.0400-ZTA. (Continued) Height Limit R-1 Zone: 18 feet by right-of-zone; between 18 and 24 feet architectural approval by the AAC and Planning Commission. Staff is comfortable with height up to 18 feet and the ability to rise higher is based on larger lots. 24 feet would be subject to Commission review. Staff will prepare minimum lot size statistics for 24 feet height. Very few lots of this size left in town, Commission can indicate if the 24 footheight would impact the neighborhood. Palm Springs is sensitive to heights and 24 foot high houses should have public hearings. Chairman: A large house on a large lot needs to be higher than 15 ft. ; a 24 ft. height is necessary for flexibility in the R-1-A & B Zones. Planning Director: The Commission recommended 15 to 18 ft. in the R-1 Zone previously. There could be a Conditional Use Permit for height in the R-1 Zone. "P" Zone: Maintain highrise residential potential . R-2 and R-3 Setbacks: Chairman: Should be averaged in large parcels. e west side of 5inrise will be developed in 2 and 3 story multi- residential complexes and setbacks without averaging is boring. Planning Director: It is a matter of design and difficult to control ; and the setback could be varied with a 5 ft. variation maintained with varied setbacks requiring architectural approval . The language could be changed to add "the entire block fronting on large parcels ' would be varied. C-B-D Zone: Planning Director: Major change is that a CUP will be required for ground floor offices to discourage them. The wording for a CUP would be: CUP would be required for drive-throughs in banks and brokerage houses. The CBD Zone is not a place for banks since they are not pedestrian oriented. Staff is recommending that auto rental agencies be prohibited in the downtown or if permitted, office uses would be allowed only (no storage of cars) . Public Art in the Downtown: Staff recommends a program to administer this (percentage of building cost is allotted to public art. ) On-Site Parking in CBD: The incentive currently existing is to provide parking on-site instead of in lieu, but the policy should be reversed. Land Use Permit: Will continue to be improved. Has been used for the Village Green program which has had some problems, but it is a good experiment. The LUP can be expanded to other commercial zones. M/S/C (Curtis/Neel ) continuing the case to April 8 at the request of the Tribal Council . TRIBAL COUNCIL COMMENTS A Special Tribal Council meeting was not held on March 24, 1987. It is respectfully requested that the following agenda items of March 25, 1987 March 25, 1987 PLANNING COMMISSION MINUTES Page 17 PUBLIC HEARINGS (Continued) CASE 5.0400-ZTA. (Continued) be continued to the City Planning Commission's next regularly scheduled meeting. MISCELLANEOUS ITEMS (Continued) CASE 5.0107-CUP. Request by VISTA CABALLEROS ASSOCIATES for review of conditions of approval for a Conditional Use Permit prohibiting medical or dental offices due to parking standards. Planning Director: The original CUP prohibited medical and dental offices because of parking requirements. The parking in the project because of the uses in the building is adequate, and the medical office use could be allowed. The intent of the condition of the CUP is to have the parking balanced, rather than prohibit the use. The City Attorney feels that the CUP should be amended, but after public hearing staff feels that the Commission has the authority to clarify the conditions of approval to meet the obvious intent. Commission should direct staff for the applicant to provide parking that meets standards of the ordinance. M/S/C (Curtis/Neel ) approving the medical office use in the project if parking is balanced per Ordinance standards. CITY COUNCIL ACTIONS. Update of City Council Actions. PALM SPRINGS MALL COLORS (CASE 3.560) . Planning Director: Council is not supporting the Mall colors presently and probably will not when they are changed. Council was told by staff that the appeal period for the review of colors expired unless there is another remodel application, at which time the Commission can direct repaint of the buildings. Also the Mall has been sold to an Australian company, and the Council may contact the new owner and request a new color scheme. The colors on the west side have not been approved and staff understood that the orange monument signs were approved as a light peach color. Chairman: The Camelot colors are good. Commissioner Edgmon: The west side colors are like the Camelot color scheme. JOINT PLANNING COMMISSION/CITY COUNCIL STUDY SESSION. A joint study session may be held at a regularly scheduled Council or Planning Commission study session time; Planning Director will schedule the study session and inform the Planning Commission. Topics could include communication between the two bodies, Mall colors, and Zoning Ordinance revisions. March 25, 1987 PLANNING COMMISSION MINUTES Page 18 MISCELLANEOUS ITEMS (Continued) COMMISSION/STAFF REPORTS AND REQUESTS. - DESERT FLOWER CONDOS (CASE 3.758) - WATER STAINS. Planning Director: Problem was not observed in the large plaster areas until the project was built. The buildings are being repainted to remove discoloration and sealed in the affected areas. The responsi- bility is that of the architect although sometimes architects do not have control over construction details. - LEISURE CENTER PARKING LOT FLOODING. Parking lot floods when the trees are watered. (Water spells over tree wells. ) Staff will review. AIRPORT PARKING PROBLEM. Parking problems should be alleviated when e Chevron Station is closed and razed, and the parking lot expanded. The Airport Master Plan will be reviewed by the Commission in the near future. The loop road will be rebuilt and widened. There are no plans to relocate the service station. Commissioner Olsen: Chevron decided to close the business and remove the tanks. OTHER SERVICE STATIONS. The 76 Station next to Maxims Hotel has three years left on the ouncil 's time extension. Moe Salem's Texaco Station across from the Liquor Barn on Indian Avenue is well done, and the small building on the side will be repainted to match the station. The paving problems are being resolved with Mr. Salem and the owners of the paint store. Jimsair Service Station/Deli is operating successfully. ADJOURNMENT There being no further business, Chairman adjourned the meeting at 5:00 p.m. MDR/ml PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall April 8, 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 17 0 Hugh Curtis X 15 2 Martha Edgmon X 6 1 Brent Hough X 11 0 Earl Neel X 14 3 Gary Olsen - 13 4 Barbara Whitney - 12 3 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Al Smoot, Director of Transportation & Energy Robert Green, Planner Richard Patenaude, Planner Margo Williams, Planner Carol Vankeeken, Planner Dave Forcucci , Zoning Enforcement Mary E. Lawler, Recording Secretary Architectural Advisory Committee - April 6, 1987 • Chris Mills, Chairman Absent: Barbara Whitney William Johnson Gary Olsen Tom Doczi Brent Hough Will Kleindienst Mike Buccino Chairman called the meeting to order at 1:30 p.m. M/S/C (Curtis/Neel ; Whitney/Olsen absent) approving minutes of March 25, 1987 as submitted.