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HomeMy WebLinkAbout1987/06/24 - MINUTES s ` PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall June 24, 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 22 0 Hugh Curtis X 20 2 Martha Edgmon X it 1 Brent Hough X 16 0 Earl Neel X 19 3 Gary Olsen X 18 4 Barbara Whitney X 16 3 Staff Present Marvin D. oos, Planning Director Siegfried Siefkes, Assistant City Attorney Douglas Evans, Planner Robert Green, Planner Dave Forcucci , Zoning Enforcement Robert Mohler, Engineering Manager Page Garner, Engineering Aide Mary E. Lawler, Recording Secretary Architectural Advisory Committee - June 22, 1987 .,. Chris Mills, Chairman Absent: Mike Buccino Tom Doczi Brent Hough Martha Edgmon Bill Johnson William Johnson Will Kleindienst Will Kleindienst Gary Olsen Barbara Whitney Chairman called the meeting to order at 1:30 p.m. M/S/C (Edgmon/Hough) approving minutes of June 10, 1987, with the following corrections: CASE 3.0205 (MINOR) . Page 2, third paragraph, condition no. 1 should read: "That the existing gray color is approved for the walls of units only June 24, 1987 PC 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/Neel ) taking the following actions: CASE 3.304. Application by AL VAN HOUTEN for One Central Bank for archi- tectural approval of revised colors, materials, and awning for four, 4- unit apartments on Avenida Caballeros between Vista Chino/Cottonwood, R- 2 Zone, Section 11. Approved subject to the following condition: That the trim color and awning shall be submitted for staff approval . SIGN APPLICATION. Application by IMPERIAL SIGNS for architectural approval of revisions to main identification sign for Vagabond Inn at 1699 South Palm Canyon Drive, C-1/R-3 Zone, Section 22. Restudy of the color and plastic face. SIGN APPLICATION. Application by IMPERIAL SIGNS for architectural approval of revised main identification sign for the Desert Hospital Sunrise Building (former Palm Springs Medical Center) at 1695 Sunrise Way, P Zone, Section 11. Restudy of the plastic faced logo and the bulk of the sign. ITEM REMOVED FROM THE CONSENT ACTION AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0223 (MINOR) . Application by JOHN WALLING for architectural approval of garage ad2rition for residence at 575 N. Patencio Road between Alejo Road/Crescent Drive, R-1-A Zone, Section 10. Planner (Green) described the proposal and stated that the AAC approved the house addition only (excluding the motor court and associated excavation) ; and that the AAC had been concerned about the proposed excavation for the motorcourt. Commissioner Whitney stated that the house seems the most massive of all the hillside homes and the addition will make it even a larger mass, and that Planning Commission action should be delayed until the entire pro- posal is submitted for review. Planner stated that the garage extension requires a variance if the existing garage is converted to residential use; and that a variance would be reviewed at a public hearing by the Commission. June 24, 1987 PC MINUTES Page 3 ITEMS REMOVED FROM CONSENT ACTION AGENDA (Continued) CASE 3.0223. (Continued) John Walling, 45260 Club Drive, Indian Wells, the applicant, stated that the motor court is proposed for vehicle maneuvering and storage; that if the garage is not constructed, the motorcourt could be constructed and the addition finished; and that the addition balances the mass of the house and very little of it can be seen from the street. M/S/C (Curtis/Edgmon) approving the house extension only (not the motor- court and associated excavation) subject to the following condition: That all recommendations of the Development Committee be met. 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 5.0421-PD-185-D. Application by DESERT HOSPITAL CORPORATION for arch itectura approval of elevations and site plan for the E1 Mirador medical offices and tower building, 1150 N. Indian Avenue, R-4 Zone, Section 11. (Concept approval . ) The application was removed from the agenda at the applicant's request. MISCELLANEOUS ITEMS DISCUSSION. Planning Commission discussion of sign ordinance provisions relating to second story uses in the Plaza commercial complex, South Palm Canyon Drive between Tahquitz Way/Arenas Road, C-6-D Zone, Section 15. Planning Director stated that staff has taken action on the second story sign which is on a portion of the building not controlled by Desmonds, but that the issue of the old Desmond sign at the Plaza remains, and staff recommends that Commission approve the Desmond sign as part of the overall sign program for the Plaza. Zoning Enforcement Officer stated that the proposed vertical second story sign location was to have been reviewed on the Commission bus tour June 12, but was forgotten; the applicant is anxious for a sign and the location was reviewed by staff in the field and the sign, which has brown lettering, will be supported by wrought iron elements to match the other side of the building, and that the sign issues on this particular sign Havo been resolved. He stated that the sign will be three square feet on each side on the second story on the corner of the building. Commissioner Olsen stated that he had concerns about the visual impact of the sign at the corner. June 24, 1987 PC MINUTES Page 4 MISCELLANEOUS ITEMS (Continued) DISCUSSION. (Continued) Zoning Enforcement Officer explained that review in the field indicated that the sign would blend in with the building. Commissioner Olsen remarked that even though the sign had been approved at staff level , he had concerns about the effect on the appearance of the Plaza. M/S/C (Curtis/Neel ) approving the existing Desmond sign as part of the overall sign program. PUBLIC COMMENTS - None. PUBLIC HEARINGS CASE 5.0442-MISC (Continued) . Initiation by the CITY OF PALM SPRINGS for consideration of term5ation of a nonconforming car rental facility at 351 N. Indian Avenue, C-B-D Zone, Section 15. (The ten year abatement period for the facility expired on March 3, 1986. This action is categorically exempt from Environmental Assess- ment per CEQA guidelines. ) Planning Director stated that the use has been nonconforming because of C-B-D Zoning instituted in 1976, although an expansion to the building was approved in 1977 (which was never built) and that the car rental use has continued on a sporadic basis until the present and operates as an office during the season only because the main operation is at the air- port. He stated that the owner requests an extension of time from the City on a year-to-year basis until redevelopment occurs; and that the owner agrees with the findings that the use is not the highest and best use of the property; and that after discussions with the Redevelopment Director and the owner, there is a possibility that the property may be agglomerated and that staff recommends a short term time extension and conditions that the property be upgraded in appearance. He stated that the Redevelopment Agency has no problems with the time extension and will work with the applicant for upgrading the property. Chairman declared the hearing open. Gary Paxton, 6141 W. Century Blvd. , Los Angeles, representing the owner, stated that the owner will work with the City to develop the landscape plan and to upgrade the property, and that there are no problems with a short term extension since there is a higher and better use for the property, and that a 60 to 90 day abatement notice is satisfactory. There being no further appearances, Chairman declared the hearing closed. June 24, 1987 PC MINUTES Page 5 PUBLIC HEARINGS (Continued) CASE 5.0442. (Continued) M/S/C (Hough/Neel ) approving a twelve-month time extension for the use with a 60 to 90 day notice of abatement, and directed that staff work with the applicant and the Redevelopment Agency to develop both long and short term uses for the property, and also that detailed landscape, irrigation, and exterior lighting plans be submitted for.. AAC and Planning Commission approval within 60 days, based on the following findings and subject to the following conditions: Findings: 1. That the car rental facility at 351 N. Indian Avenue was lawfully erected at its current location in 1973 in accordance with archi- tectural approval Case 2.634. 2. That the underlying zoning of the subject property was changed from C-1 to C-B-D in 1976. 3. That in 1976 with the adoption of a new zoning section for the C- B-D car rental uses were prohibited in the C-B-D Zone. 4. That as stated in the Zoning Ordinance the intent of the C-B- D Zone was and is to promote "the Central Business District, primarily business in character with related hotels, apartments, service, cultural , and institutional uses. The Central Business District is intended to be a compact, lively, active, intensively used area catering to the pedestrian. Planted parkways, covered walks, and open plazas that provide sitting, dining, conversing, gathering, and window shopping are permitted and encouraged." 5. That adequate locations exist outside the C-B-D to permit auto- mobile rental facilities to service the residents and tourists of Palm Springs. 6. That the "non-conforming uses" provisions for the Palm Springs Zoning Ordinance outline procedures to be instituted in the event of non-conforming uses. 7. That the provisions for non-conforming uses allow a 10-year period from the date a use becomes non-conforming for an owner to terminate the use unless extended pursuant to those provisions. 8. That the 10-year amortization period for the subject car rental facility was complete as of March 3, 1986. 9. That alternate conforming uses could be established in the facility. 10. That the car rental facility could only become a conforming use if it were incorporated within a resort hotel which is an allowable conditional use set forth in the Zoning Ordinance. June 24, 1987 PC MINUTES Page 6 PUBLIC HEARINGS (Continued) CASE 5.0442. (Continued) 11. That the redevelopment possibilities in the vicinity of the sub- ject property includes possible aggregation of properties including the recently razed Date Barn property. 12. That the car rental use does not contribute to the retail , pedestrian orientation of the downtown area or to the specific neighborhood. 13. That no extension of time is necessary to allow amortization of improvements. Condition-;: That a detailed landscape, irrigation, and exterior lighting plan be submitted. Note: The extension period expires on June 24, 1988. TENTATIVE TRACT MAP 22401 (Continued) . Application by MAINIERO, SMITH AND ASSOCIATES or Sunspot/Kramer foF a tentative tract map to develop four- teen single family residences on Racquet Club Road between Cardillo Road/Girasol , R-1-C Zone, Section 3. (Commission response to written comments on Draft Negative Declaration; final approval ; no comments received. ) Recommendation: That the Commission order the filing of a Negative Declaration and give final approval subject to conditions for the map. Planning Director stated that the Commission gave tentative approval on June 10 and recommended that curbs and gutters be deferred until other property develops in the area; that Engineering representatives want to discuss the curb and gutter situation with the Commission; and that the final analysis may rest with the Council . Engineering Manager stated that the Engineering concerns have been out- lined in two memos to the Commission; and that the General Operations staff agrees with the Engineering recommendations; that further hillside development will continue and that the conditions for the project may be setting a precedent. He stated that a city-wide assessment district has not yet been approved by Council ; that cost to residents is unknown even through there is proposed to be a one-third City participation in the cost; that the proposed redwood header/gravel combination would not con- tain water or help erosion; that the City Engineer has heard no feasible alternative from the applicant; and that presently the only solution would be curb and gutters. He stated that perhaps hillside areas should be considered in a separate assessment district or as private streets, but that the proposed solution would be difficult to maintain for the �, City crews. He stated that the plans shows no flood protection for the June 24, 1987 PC MINUTES Page 7 PUBLIC HEARINGS (Continued) TTM 22401. (Continued) houses along the east side of Girasol ; and that asphalt berms resembling speed bumps have been installed in the area by City crews to divert water. Engineering Aide stated that the nearest curb and gutter to the project is across the street and is a 6 inch roll curb on the south side of Racquet Club for one lot on the southeast corner. Planning Director stated that there is no existing curb and gutter on the north edge of the street. Chairman questioned the need for curb and gutters when there are none in the area. Engineering Manager stated that the water from the north would flow down Girasol and from the west would flow down Racquet Club. He demonstrated the water flow on the aerial map; and stated that there might not be support for a street assessment district, which isthe reason Engineering is proposing curbs and gutters for the subject project; and that the recent sewer district was not supported by the residents but was forced because of public health and was waived for some lots due to excessive costs. He stated that damage is difficult to assess because there has not been a significant rain storm since 1980, but there was erosion in 1980, and that the area is not the worst drainage area of the City. Chairman stated that the Commission wished to waive the requirements in order to keep the natural appearance of the area because curbs and gutters can be ugly unless constructed correctly and may not help since the improvements will be far from the drainage system. He stated that alternatives by the applicant were not in the form of barriers or curbing, but were surface elements which would not contain water; and that a proposal such as rock rip-rap would require review because of maintenance concerns for street crews. Commissioner Olsen stated that curbs and gutters would form a chute and increase water velocity. Engineering Manager noted that the same velocity would also erode the surface without curbs and gutters, and that rocks and dirt absorb water now and extending the street system would add impacts and a hard surface is needed for control . Commissioner Olsen stated that unless there is a drainage discharge point, the situation would be unacceptable with curbs and gutters; and that he was worried about impacts to the residences on the south side of Racquet Club Road. Engineering Manager stated that there is a policy in the City to allow retention of, a 10-year storm within the site so water velocity would not be increased on the street surface and impact projects downstream; and that to lessen impacts downstream requirements are sometimes made that down- stream curb and gutters be installed with costs to be reimbursed to the installer/developer by downstream developers in the future. June 24, 1987 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) TTM 22401. (Continued) Planning Director stated that the project cannot receive final approval without satisfying the City Engineer that there are no impacts to down- stream properties; and that greater impacts caused by development must be mitigated. He stated that the project engineer can work with the City for solutions, and that there is a discrepancy between function and aesthetics in the project. He noted that in terms of accepting flows from Girasol there would be an asphalt berm splaying out to direct water to the new curb; that a special hillside standard could be explored with the Engineering Division at a study session; and that colored curb that would blend into the dirt color of the hillside could be used. He stated that presently the edges of the streets are rippled because of water erosion and that an assessment of $6,000 an acre for flood control is required. He stated that the requirement to control flooding is contained in the State Drainage law. Chairman stated that the City will assess $2,000 a lot to solve the overall drainage problem and then force the applicant to solve the drainage problem. Planning Director explained that there are two issues - one of the com- munity and area and that the $2,000 assessment could be for the area, and that if water were retained on site the fee would be reduced by the amount expended to retain water. Chairman stated that if the applicant is required to build curbs and er, gutters downstream the fee should also be deleted. Robert Smith, Mainiero Smith Engineers, 777 E. Tahquitz, #301, stated that his firm has been caught in the middle between engineering and aesthetic functions, and that curbs and gutters would be more func- tional ; that there would be some erosion after storms; and that a primary concern is to protect the pads from flooding in the final grading plan. He stated that alternatives are as follows: No curbs and gutters and edging the pavement with gravel ; straight faced curb and gutter, colored or not; rolled curb which is more rural in appearance but is functional although it does not carry as much water and is not supported by staff; and an inverted section with a valley or ribbon gutter down the center which is not a standard City section, but could be considered for hillsides. He stated that the inverted section would have a natural appearing pavement edge and solve the downstream condi- tions. He questioned whether or not the applicant would be required to develop downstream curbs and gutters because of the financial impact on a fourteen lot subdivision. He stated that the street would look like the inverted 'Y' of Baristo on the west side, but not have as much water; that in a 'Y' there will always be water at the intersections and a trickle of water in the street; and that it would be a difficult installation from Girasol to Racquet Club, but could be done. He stated that there would be less erosion on the sides of the streets since water will be conveyed to the center not the edge; that the roll curb would be of concrete; and that rock curbing is not as functional as concrete. He stated that the curbing would run across driveways to connect to the other curbs. June 24, 1987 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) TTM 22401. (Continued) Chris Mills, 121 S. Palm Canyon, project architect, stated that rock curb is difficult to maintain; that there would be an erosion problem; and that the rock would have to be built as a structure rather than a curb. He stated that the 'Y' section has possibilities, but the appearance will be that of a hard line; that asphalt does not create a hard line; that the applicant cannot wait for staff to develop the 'Y' section; that alternatives could be discussed at the study session of July 15 for tentative approval of a system with the problem resolved before final map approval . Planning Director stated that a condition could be placed that the detailed design of the drainage including curbs and gutters be reviewed by the Commission and Council prior to final map approval , and that the Council may view the situation differently and change the conditions. Planner stated that the AAC recommends that the wall on the east side of the property line be only as high as it needs to be to control flooding and can be a rock wall ; and that the condition is part of the environ- mental assessment. There being no further appearances, Chairman declared the hearing closed. Mr. Mills stated that the developer would be willing to fund curbs and gutters or post a bond for street improvements, but that the normal method is through a covenant with the property instead of tying up funds indefinitely. Planning Director stated that on new subdivisions, street improvement bonds are required (not covenants) ; and that if a condition of approval were developed that improvements be deferred for future development of properties, the City requires cash or bonding set aside for the future; and that bonding is not held more than 2 or 3 years. Engineering Manager stated that most bonds are held for up to two years usually in conjunction with phases since there would be an inflationary factor if bonds were held longer. He stated that he understood Commission's concern on aesthetics but that a 31� inch high roll curb will only contain 3� inches of water, and that the roll curbs invite parking over the curb. He stated that a special hillside section could be developed if parking is not a problem. Chairman suggested that a hillside curb and gutter section and policy be developed to minimize their appearance. He stated that it would be a shame to put in curbs and gutters in areas such as hillsides or in the Mesa and Las Palmas areas. He suggested that an integral brown color be used in the surfacing. Engineering Manager stated that the City Engineer is open to alternatives, and that other shapes and colors of concrete could be explored. Chairman directed that the study session of July 15 include discussion on development of a section for hillside areas. June 24, 1987 PC MINUTES Page 10 PUBLIC HEARINGS (Continued) TTM 22401. (Continued) Commissioner Neel stated that roll curbs are not acceptable, and that the best solution should be a 'Y' section without curbs; and that the sides should be dressed with Desert Gold gravel . M/S/C (Whitney/Edgmon) ordering the filing of a Negative Declaration subject to conditions except that specific requirements for curbs and gutters be deferred pending review of hillside sections at a study session based on the following findings and subject to the following conditions: Findings: 1. That the proposed single family subdivision is in harmony with the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. 2. That the site is adequate in size and shape to accommodate the use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land i the neighborhood. 3. That the site for the proposed use relates to Gi rasol Avenue and Racquet Club Road which are properly designed and, as conditioned, improved to carry the type and quantity of traffic to be generated by the proposed use. 4. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare. Conditions• €ngineering Division 1. See/memo dated March 24, 1987. 2. That the lots shall be subject to architectural review. 3. That all recommendations of the Development Committee shall be complied with. 4. That grading shall be for street placement and construction only. 5. That all Mitigation Measures of the Environmental Assessment shall be complied with. 6. A six-foot high block wall shall be constructed along the easterly boundary of the site. 7. An A.M.M. shall be submitted for substandard area and dimensions. 8. That garages be located at the lower elevations for lots on the east side of Girasol . June 24, 1987 PC MINUTES Page 11 PUBLIC HEARINGS (Continued) TTM 22401. (Continued) 9. That all right-of-way areas be kept free of boulders, rocks and slopes. 10. That streets shall have the minimum dimensions required for hill- side collector and cul-de-sac. 11. That Security Ordinance 1101 be complied with. CASE 5.0425-PD-186 & CASE 5.0444-GPA. Application by GEORGE JELKS for a Planned Development is ric in lieu of Change of Zone from R-G-A(8) to R-4 and an initiation by the CITY OF PALM SPRINGS for General Plan Amendment including "Residential-Medium 8" to "Residential High 43/30", relocation of a specialized parks symbol , and deletion of a high school site for property on Sunrise Way between East Arenas/E. Baristo Roads to allow construction of a 127 retirement facility, R-G-A(8) Zone, Section 14. (Environmental Assessment/Action. ) Recommendation: That the Commission order the preparation of a Draft Negative Declaration; give tentative approval to Case 5.0425-PD-186 subject to conditions and Case 5.0444-GPA; and continue the items to July 8. Planner (Green) described the site and stated that the City leases a portion of it from the school district including the Tennis Center; that the "H" symbol will be deleted since it is no longer applicable because of the underlying uses; that the Parks and Recreation Commission proposes an enlargement of the Tennis Center in the future; and the specialty park symbol should be placed on the Tennis Center site. He stated that the M-8 section should be changed to H-43/30 and that the worst case density would be 70 units or 153 persons for multi- residential development and could be less if the area is built in second homes (53 units - 110 residents) ; and that the area will possibly become mixed multi-family and hotel uses and will not reach the maximum density. He stated that traffic problems will be mitigated by a left turn pocket at the intersection of Baristo and Sunrise for east and west bound traffic and a striping lane provided; and the sewer impact will be mitigated by payment of the sewer impact mitigation fee. He noted that the school district has expressed concern over the specialized park designation feeling that the park symbol will reduce the land value and has asked for reconsideration of the recommendation and for continuance. He stated that staff recommends ordering the preparation of a Draft Negative Declaration, tentative approval subject to conditions and con- tinuation to July 8 for both cases. He explained that the reasons for the specialized park "S" symbol on the Tennis Center site is for flexibility if the facility is expanded in the future and there are 9 acres of the 15 acre site which will be designated "S". June 24, 1987 PC MINUTES Page 12 PUBLIC HEARINGS (Continued) CASE 5.0425 & 5.0444. (Continued) Commissioner Curtis stated that the Commission is concerned about keeping open space and not increasing density and questioned the reason for the increased density. Planner stated that the presentation is to accommodate the subject application and that staff had originally recommended denial because of setting a precedent but density cannot be increased on the General Plan for special sites, especially like the subject site which is in an area of land surrounded by a high residential designation. He stated that the site has had a General Plan designation that remained unchanged while much round it has changed, that the "S" symbol was incorrectly placed; that the "H" (high school ) symbol does not relate to the area and that the R-4 is a problem as well . Commissioner Whitney stated that Commission originally denied the project because of proposed density increase, but now more land is being increased in density and wondered how the Tennis Center can expand when it is on a lease. Planner explained that staff recommended denial but the Commission directed the staff to amend the General Plan. He stated that the staff felt that there should be a larger area designated for a specialized park because of the recommendation by the Parks and Recreation Commission for expansion of the Center. Discussion followed on the 43/30 designation on the M-8 portion. Planning Director explained that 43/30 designation does not affect the "R" (Resort Overlay) areas. He stated that the school district lease is to the year 2008. Chairman stated that staff is trying to conform the General Plan and zoning, and that the Medium 8 designation is R-G-A(8) which will be deleted from the block. David MacEwan, Palm Springs School District, Facilities Planner, spoke in opposition to the General Plan Amendment, stating that the amendment is creating an open space area for the park and may result in future changes to the zoning which could be construed as a "taking" of property because property values would lower significantly since development would be precluded on the site. He stated that the school district had a lengthy lease with the City (to approximately 2005) which has terms favorable to the City. Chairman stated that there is no way to know if the City will buy the land at the end of the lease, but the land will be have to be bought or given back to the school district and would not be a "taking". Mr. MacEwan explained that a change in the General Plan could be followed by change of zoning during the period and result in a loss of land value, that the school is protecting its vested interest and the flexibility in the General Plan and Zoning Ordinance to have control over development; and that the open space designation will preclude ,,, development. June 24, 1987 PC MINUTES Page 13 PUBLIC HEARINGS (Continued) CASE 5.0425 & 5.0444. (Continued) City Attorney explained that the open space designation which changes the value of the land and "taking" occurs when regulations or legisla- tion removes all viable use and that a lesser use does not constitute a "taking". He stated that the property owner does not have a vested right on the property at any certain time, that it is a valid concern by the district, but whether or not it is a "taking" is difficult to answer; and that if a "taking" is found compensation would follow. Commissioner Whitney stated that if the land were hers and rezoned, she would be-upset; and that she did not feel right about the situation. Planning Director stated that zone changes on school district property are not being discussed, but there is no way to insure that zoning will always remain as it is and that many areas of City were rezoned in 1973 without permission of the owner in an effort to reduce population of the City; and that it is a State mandate that zoning be consistent with the general plan. He stated that the Council can not tie the hands of a future Council in terms of rezoning the property; and that there could be an overlay of higher or medium designation. He stated that the current lessee of the Tennis Center has proved there is a market for an organized, well-run complex; has advertised to various markets to attract customers; and has proved the center can be successful and can be expanded under a lease with the school district. City Attorney stated that the City could expand the specialty park designation to include all of the property that the City has under lease. Commissioner Hough suggested that the leased area acquire the "S" overlay over 43/30 for the balance of the lease and that the "S" designation be deleted at the end of that time. Planning Director stated in the future if the school district wants to sell the land and there is an "S" designation over a 43/30 designation and the specialty park is gone, the General Plan could be amended. Mr. MacEwan stated that the proposal would alleviate the school district's concerns. Commissioner Whitney explained that she found it interesting that the expansion is being considered when less then a year ago negotiations were being held on the lease for the school district to obtain revenue for another school site. Planning Director stated that the lease negotiations have been resolved. There being to further appearances, the hearing was closed. Planning Director stated that the law is more specific now regarding slicing through property with generalized lines; that the Tennis Center was not in existence when the "S" was placed; and that the "H" was placed when the Continuation School (now gone) was instituted. M/S/C (Curtis/Hough) ordering preparation of a Draft Negative Declaration, tentatively approving the General Plan Amendment as June 24, 1987 PC MINUTES Page 14 PUBLIC HEARINGS (Continued) CASE 5.0425 & 5.0444. (Continued) follows: the "S" moved to the western side of the block; that the "H" be deleted; the M-8 designation changed to H43/30: , M/S/C (Hough/Edgmon) ordering preparation of a Draft Negative Declaration and tentatively approving PD-186 subject to conditions. Note: Both cases were continued to July 8 for final approval and Commission response to written comments on the Draft Negative Declaration. MISCELLANEOUS ITEMS (Continued) CASE 5.0446-MISC. Planning Commission discussion of development of an archi- tectural theme for the downtown area, C-B-D Zone, Section 15. Planning Director discussed an article in the California Planner magazine entitled, "The Making of Anywhere" and stated that there is an analogy between the article and the beginning of a Council interest toward mandating "Romance Spanish" as a downtown architectural theme in Palm Springs; that the point of the article is that a town can damage its existing architectural culture and heritage by trying to transplant styles from other locations that do not relate to the underlying design of the town. He suggested that discussion be continued to the July 15 study session and stated that some of the Council are interested in developer Wessman's plan to develop a "Romance Spanish" theme for his project on the southeast corner of Tahquitz-McCallum and Palm Canyon and also felt that the plans for the Liebling building across the street did not compare to the Wessman development. He stated that the Wessman project has charm and that part of the charm of the "Romance Spanish" theme is open space and plazas and fountains, but there is no parking on the Wessman project. He stated that the Wessman development would lose much of its charm if there were a parking structure on top of it, and that there will be a parking structure in the Liebling project. He stated that he would take Commission recommendations to the Council . Chairman stated that he shared staff concerns about the "Romance Spanish" look and that the Wyndham Hotel is an example of the theme and is not attractive. He stated that taking an existing building like the Liebling Center and remodeling it in "Romance Spanish" should not be done unless the center were demolished and constructed anew, that there are many good examples of "desert" architecture done in various styles, and that the "desert" style is a "feeling" not necessarily a style, that imposing red tile roofs on all projects is not acceptable, and that a town should not be "themed". Commissioner Curtis asked why there should be a Spanish theme since the Palm Springs heritage is Indian in influence. He stated that many people feel that the City has lost its character because of inadequate designs and approving architecture that is borderline in appearance and that the Commission should insist that the appearance and aura of a project be "Palm Springs" in character. June 24, 1987 PC MINUTES Page 15 MISCELLANEOUS ITEMS (Continued) CASE 5.0446. (Continued) Chairman stated that Santa Fe, for example, which has much ambience, does not allow curbs and gutters; has much rainfall and that drainage is provided by tile culverts under driveways. Commissioner Neel commented that the natural drainage is already in place and only has to be followed. Discussion continued on the "Romance Spanish" theme. Planning Director stated that it would be difficult to duplicate the look of the old Palm Springs buildings because of changes in codes, that the look of old Mexico is difficult to achieve and that Ric Service, a former chairman of the Planning Commission, will be showing slides of the "old Mexico" look at a future study session; that not all design can achieve great heights and that there is a point at which the City has to let the developer do the best he can; but that the downtown is a special area and should not have minimal architecture. He stated that the Liebling Center could be effective if the parking lot were removed and part of the building removed to form a plaza; that the Wessman project will not have parking and the parking problem for the project will be left for the City to solve. Note: Discussion item only. No action was taken. DISCUSSION. Planning Commission discussion on survey questionnaire followup o bus tour. Planning Director stated that the questionnaire answers will be reviewed at the July 15 study session. He requested that Commissioners complete the questionnaires and return them to the Planning Division for review by staff before the study session. CITY COUNCIL ACTIONS. Update of City Council actions. Zoning on the East Side of Gene Autry Trail . Council feels the resort commercial designation would e vi able z—oni ng. Staff has been directed to contact property owners for their support. CASE 5.0400 - ZTA. Council will adopt the Zoning Ordinance as an interim ordinance as of the July 1 meeting. The ordinance will be refined over the next six months. COMMISSION/STAFF REPORTS OR REQUESTS. - July 15 Study Session Agenda. Agenda items will include historic areas, and hillside curs and gutters (City Engineer Richard McCoy will be invited to attend). Chairman suggested that the Commission give guidelines for the hillsides and historic areas such as flat street edges and "V" sections on residential streets; and the use of integral desert colored mix on the outside edge with Desert Gold gravel on the top; and stated that the combination should produce a very neat-looking gravel road, which will carry water and not wash away. June 24, 1987 PC MINUTES Page 16 MISCELLANEOUS ITEMS (Continued) ADDED STARTERS. (Determination of eligibility for consideration. ) None. ADJOURNMENT There being no further business to discuss, Chairman adjourned the meeting at 4:00 p.m. " OW rlo! PLANNING UIRECTUR MDR/ml 4 PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall July 8, 1987 1:30 p.m. ROLL CALL F-Y 1987 - 1988 Present Present Excused Absences Planning Commission This Meeting to Date to date Larry Lapham, Chairman X 1 0 Hugh Curtis X 1 0 Martha Edgmon X 1 0 Brent Hough X 1 0 Earl Neel X 1 0 Gary Olsen X 1 0 Barbara Whitney X 1 0 Staff Present Siegfried Siefkes, Assistant City Attorney Douglas Evans, Planner Robert Green, Planner Dave Forcucci, Zoning Enforcement Officer Margo Williams, Planner John Terell , Redevelopment Planner Mary E. Lawler, Recording Secretary Architectural Advisory Committee - July 6, 1987 • Chris Mills, Chairman Absent: Martha Edgmon Tom Doczi Mike Buccino Brent Hough William Johnson Will Kleindienst Barbara Whitney Chairman called the meeting to order at 1:30 p.m. M/S/C (Olsen/Hough) approving minutes of June 24, 1987, with the following correction: TTM 22401, pp. 10 & 11. Substitute the following conditions for those in the June 24 minutes: 1. That the lots shall be subject to architectural review. 2. That all recommendations of the Development Committee shall be complied with except as amended below. 3. That all Mitigation Measures of the Environmental Assessment shall be complied with as follows: a. The project shall comply with Chapter 70 of the Uniform Building Code (Wind erosion control measures).