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HomeMy WebLinkAbout1987/09/23 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall September 23, 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 5 0 Hugh Curtis X 5 0 Martha Edgmon X 4 1 Brent Hough X 4 1 Earl Neel X 4 1 Gary Olsen X 5 0 Barbara Whitney X 4 1 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Robert Green, Planner Margo Williams, Planner John Terell , Redevelopment Planner Jerry Gonzalez, Traffic Engineer Bill Hudak, Zoning Enforcement Officer Mary E. Lawler, Recording Secretary Architectural Advisory Committee - September 21, 1987 `w--' Chris Mills, Chairman Absent: Mike Buccino Tom Doczi Martha Edgmon, Alternate Brent Hough William Johnson Will Kleindienst Gary Olsen Barbara Whitney Chairman called the meeting to order at 1:30 p.m. M/S/C (Olsen/Hough) approving minutes of September 9, 1987 as submitted. ADMINISTRATIVE NOTE: Vice Chairman Curtis presided. September 23, 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 (Olsen/Neel ) taking the following actions: CASE 3.0263 MINOR (Continued). Application by SIERRA ENERGY SYSTEMS for archi- tectural approval of mechanical equipment structure at 2601 Golf Club Drive (The Plaza Resort), R-3 Zone, Section 29. Restudy noting the following: 1. That the wall be a solid permanent architectural wall . 2. That no chain link or wrought iron fence be used. 3. That no equipment show above the wall . 4. That excess portions of the concrete slab be removed and the area landscaped. CASE 3.0280-MINOR (Continued). Application by KENNETH FISCHER for architectural approval of remodel of a building at 850 S. Palm Canyon Drive, C-1 Zone, Section 23. Restudy noting the following: 1. That the landscaping is to be upgraded. 2. That the air conditioning units are to be screened or removed. 3. That parking is to meet code requirements. CASE 3.0128 MINOR. Application by GEORGE MARANTZ for architectural approval of revised detailed landscape plans for enlarged parking lot at 1021 S. Palm Canyon Drive, C-2/R-3 Zones, Section 22. Approved subject to the following conditions: That the landscaping materials match the existing, except that Brazilian Peppers are to be sub- stituted for the species in the median islands (to be coordinated by staff) . CASE 3.0282 MINOR. Application by DORE REYES for architectural approval of exterior revisions and patio for restaurant at 1550 N. Palm Canyon Drive, C-1 Zone, Section 10. Approved subject to the following conditions: 1. That all wood in the overhead be glu-lam beams of a minimum width of 5 1/8 inches. September 23, 1987 PC MINUTES Page 3 CONSENT ACTION AGENDA (Continued) CASE 3.0282 MINOR (Continued) 2. That the paint band be revised or omitted. (The band should not be painted all the way to the door and a belt line graphic should be considered with details to be reviewed by staff. ) 3. That a sample of the roof tile be submitted unless it is varigated clay barrel tile. 4. That a sample of the ceramic the be submitted. 5. That the windows in front be the same type as the windows on the south side (multi-paned windows with wood shutters) . (Opening windows should be considered). 6. That potted plants be placed and secured on the pilasters. CASE 3.0286 MINOR. Application by WILLIAM KLEINDIENST for the Stroke Activity Center for architectural approval of an additional outdoor activity area (patio) and parking lot revisions at 1776 N. Palm Canyon Drive, C-1 Zone, Section 3. Approved subject to the following conditions: That the landscaping in the north, south and west planters be reviewed by staff. CASE 3.0287 MINOR. Application by JIMSAIR AVIATION SERVICES for architectural approval of revised sign for Jimsair/JB' s Deli at 145 S. Gene Autry Trail , A Zone, Section 18. Continued to October 14, 1987. CASE 3.0289 MINOR. Application by KHALIL ALABOUNI for architectural approval of revisions to existing storefront at 3395 N. Indian Avenue, C-M Zone, Section 34. Approved subject to the following conditions: 1. That the awnings be the rust/beige color scheme (#2) . 2. That a revised landscape plan be submitted. 3. That vertical tree forms be used in the front. 4. That the lattice equipment screen be metal . 5. That the main awning detail be resolved to the satisfaction of staff. 6. That the ends of the awnings be radiused. September 23, 1987 PC MINUTES Page 4 CONSENT ACTION AGENDA (Continued) TIME EXTENSION - CASE 3.921. Application by CHRIS MILLS for Henry Frank for a 12-month time extension for additions and remodel to existing retail project (Liebling Building) on N. Palm Canyon Drive between Tahquitz Way/Andreas Road, C-B-D Zone, Section 15. Approved a twelve-month time extension subject to all original conditions of approval . The new expiration date will be September 23, 1988. CASE 5.0430-CUP. Application by SOUTHERN CALIFORNIA EDISON for architectural approval of detailed landscape, irrigation, and exterior lighting plans for substation, on Sunny Dunes road between Calle Los Amigos/Thornhill Road, R- 1-C Zone, Section 23. Approved subject to the following conditions: 1. That Abelia be removed and substituted with Natal Plum or Rhapicleps. 2. That Jacaranda and Bottle Trees be added to the scheme in a grouping (24 inch box size) . 3. That flat precision block be used instead of slump stone block for the pilasters. �—' ITEMS REMOVED FROM 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 3.0279. Application by ANTHONYJ.CANTELLA for architectural approval of single family hillside residence at 1677 Hillview Cove, R-1-C Zone, Section 1. Planner (Williams) presented the case and gave AAC recommendations. The applicants, John Moyer and Anthony J. Cantella, of Palm Springs, stated that they were present to answer questions. M/S/C (Edgmon/Whitney) approving the application subject to the following conditions: 1. That garden and property line walls that can be seen from the street be stuccoed on both sides. 2. That the roof be varigated barrel tile. 3. That all recommendations of the Development Committee be met. September 23, 1987 PC MINUTES Page 5 ITEMS REMOVED FROM CONSENT ACTION AGENDA (Continued) CASE 3.0281 MINOR. Application by CHRIS MILLS for Henry Frank for architectural approval of trellis and sign for retail complex (Henry Frank Arcade) at 276 N. Palm Canyon Drive, C-B-D Zone, Section 15. Planning Director stated that the AAC recommended approval as submitted but that staff recommends that the trellis be moved back to the property line. He stated that the only blue color on the building is the horizontal trim. Chris Mills, project architect, 121 S. Palm Canyon Drive, requested that the trellis posts be extended one foot into the right-of-way to make the walkway wider, and stated that the recommendation to remove lattice work at the restaurant in the back of the complex does not affect the application. Guy Sauviat, 276 N. Palm Canyon Drive, owner of Chez Zili Restaurant, stated that he had built the trellis in the back of the complex..to create an oasis; that the structure cannot_be'seen from Palm Canyon; that the con- struction is not commercially crass; that the logo is used decoratively only on the planters; and that the trellis supports the vines growing from the planters and is held by metal hooks for safety. Planning Director stated that the staff recommendation is to remove the trellis structure or to apply for architectural approval since it was built without permits. Mr. Sauviat stated that there was an application submitted previously for a more permanent structure, but that the present structure is temporary. �•� Mr. Mills stated that the owner would apply for a permit. Planning Director stated in regard to the encroachment that encroachment permits have been permitted in the right-of-way in the past to provide shade, but not just because the location is crowded, and the location would require a license agreement from the Council . Mr. Mills stated that the posts would be a support for the shade structure (which is in the public right-of-way) as well as a support for the sign. Planning Director stated that the Commission should give direction on trellis structure for the restaurant. After viewing photos of the trellis, Commission consensus was that an architectural approval application should be submitted by the restaurant owner and that the photos give the impression that the trellis design should be improved. M/S/C (Lapham/Neel ) approving the application subject to the following conditions: September 23, 1987 PC MINUTES Page 6 ITEMS REMOVED FROM CONSENT ACTION AGENDA (Continued) CASE 3.0279. (Continued) 1. That the columns stay within the property line. 2. That the restaurant trellis structure be submitted as a minor archi- tectural approval application in conjunction with the approval of the subject application. CASE 3.0296 MINOR. Application by the 50TH ANNIVERSARY COMMITTEE of the City of Palm Springs for architectural approval of revisions to the Village Green complex on S. Palm Canyon Drive, C-B-D Zone, Section 15. Planning Director stated that the application is now more clearly defined (as displayed on the display board) and that the curb will be moved out into Palm Canyon. He stated that the fountain has not yet been designed, and that the AAC recommended removing the benches shown on the plan and raising the planters around the radius of the fountain to seat height. Commissioner Hough stated that the design may create a terminus to the north/south pedestrian flow on Palm Canyon Drive. Planning Director explained that pedestrian flow is a major concern and that the off-center design was created as a focus, not a terminus. After reviewing the design on the board, Commissioner Hough agreed. Discussion followed on the benches. Planning Director stated that raising the planters would give a contemporary feeling to the design and that the Village Green is more rustic that contemporary. He stated that the and concrete city benches would be more appropriate. Reuel Young, Chairman of the Lasting Gifts Committee of the 50th Anniversary Celebration, stated that the use of the benches is very important since the committee feels that the benches should have backs so that people can relax and linger at the Village Green. He stated that the benches will not rest on the personalized bricks because blank bricks will be used under them. Commissioner Whitney, Chairman of the 50th Anniversary Celebration Committee, requested that any questions be resolved at the meetings since the Committee is under a time constraint to complete projects. M/S/C (Lapham/Edgmon; Whitney abstained) approving the application as submitted. NOTE: All the benches shown on the plan will remain. September 23, 1987 PC MINUTES Page 7 PUBLIC HEARINGS CASE 5.0439-PD-189 / TPM 22396. Application by COMMUNITY CONSULTANTS for a tentative parcel map and planned development district to allow construction of a mixed use commercial center including multiple drive through restaurants, a carwash, and other non-specified uses on 12 acres on the north side of Ramon Road adjacent to the airport, M-1 Zone (I.L. ) , Section 18. (Previously given Environmental Assessment in conjunction with Case 5.0282- PD-150; action. ) and TENTATIVE PARCEL MAP 22694. Application by K.W.L ASSOCIATES for the City of Palm Springs for a tentative parcel map to create four parcels of land for lease and/or sale on the north side of Ramon Road/Santa Cruz, M-1 Zone, Section 18. (Commission response to written comments on Draft Negative Declaration; action. No comments received. ) Planner (Green) described the Planned Development District and two maps including the mixed uses proposed for Planned Development District 189. He stated that traffic control on Ramon is a problem and the proposed signal at Dorortea is the best placement because of its midpoint location. He stated that the adjoining sites should have the benefit of the central signal by linking of streets through the adjoining subdivisions of property east and west; and that joint access easements with the east property are to be provided before the recordation of the final map. He stated that the westerly access is to be provided as a forty foot private street aligned with Avenida Evelita and easements are to be provided prior to recordation of the final map although the linkage point at Evelita is not part of the property owned by the applicant. He stated that the Director of Community Development is recommending the street align with Evelita and that direct access to Ramon Road will be prohibited. He stated that the application is a preliminary one and that the AAC was concerned about the fast food restaurants in a row on Ramon and also the offset at Evelita; and that the street issue should be resolved. September 23, 1987 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) CASE 5.0439 & TTM 22694. (Continued) Commissioner Edgmon stated that if the applicant does not own the property on the west side of Evelita, it would be difficult to resolve the offset street problem. Planner suggested asking the City Attorney since both sites must be linked and reciprocal agreements signed. Commissioner Lapham questioned whether the application is a specific plan. Planning Director stated that the plan is a specific one because it is geared to uses generally rather than site specific and is a concept. He stated that the architectural foot print is not final; that tentative approval is being recommended for the planned development district and map; and that a condition of approval is to resolve the access at Evelita. He stated that if an agreement cannot be reached, a redesigned application would be reviewed by the Commission; and that the fast food with drive- through uses are allowed in the zone under a CUP. He stated that the zoning is industrial; that all uses should be defined in the P.D.D. and that the lots are smaller than ordinance requirements, but can be approved with a specific plan. Commissioner Edgmon stated that traffic generation is a concern because of the residences and schools in the area. Vice Chairman agreed and stated that the circulation on site is also a problem. Commissioner Whitney stated that approving the fast food uses is a concern. Planning Director explained that the condition could be modified to whatever the Commission wants; and that a CUP could be mandated for each site. He stated that the number of fast food restaurants could be defined and that the applicants requested a Planned Development District to avoid multiple public hearing. Commissioner Whitney reiterated her concerns over the row of fast food restaurants in such close proximity to the high school . Planning Director stated that making cul-de-sacs out of the side streets has been discussed with the Traffic Engineer and also making Ramon traffic more fluid, and that median islands along streets will be reviewed, including Ramon. Commissioner Lapham stated that the number of trips in the traffic study is misleading since people going to a fast food restaurant are on the street anyway. Commissioner Olsen suggested that the uses on Ramon be considered in conjunction with what is desirable in the future. Chairman declared the hearing open. Chris Mills, project architect, 121 S. Palm Canyon, stated that the application has become more complicated since since the application was first submitted; that the reason for submitting a Planned Development District is to avoid the CUP process for each fast food drive-through site although a CUP is a viable process for reviewing them; and that no use is purposed that is not allowed under M-1 zoning. He stated that the AAC recommended a restudy because of the site plan layout which the committee felt resembled strip commercial development and also because of the number of fast food sites proposed (which the AAC felt were too many) September 23, 1987 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) CASE 5.0439 & TTM 22694. (Continued) and also because of the lack of alignment with Evelita. He stated that there are concerns on the applicants' part regarding the "boiler plate" engineering conditions which require that the street be removed to the centerline and replaced, which is unreasonable, since the street was just done, although core samples could be taken and the street redone if necessary. He stated that the conditions to place the carwash access 180 ft. back on Lot 5 will cause access problems, but could be dealt with under an architectural approval application and allow research on alter- natives. He stated that the item of most concern was the access require- ments to the east and west and that the design of the site plan was to access to the west without causing problems and to share access with the existing properties on the west intersecting with Evelita, but that the Indian landowner will not negotiate with the applicants and the condition is not fair (and possibly not legal) . He stated that the applicant is trying to design for a full street since the Indian property owner may never finalize negotiations. He explained that on the east there is an access to the city-owned property to allow a route to the signalized intersection and this a viable idea, but if the applicant were negotiating with a private party rather than a City, the private party would have to pay for easement rights and half of the traffic signal although the city is only offering to pay one-fourth the cost although receiving the benefit from it. He stated that the owner to the west should also be required to pay a portion of the signalization and also noted that the traffic study trip generations are not correct. Pat Meyer of Urban Environments, representing the applicants, stated that it was the applicants understanding that the Planned Development District application is the proper procedure, and that the concerns of the Commission and AAC centered on the fast food uses and the carwash. He stated that he does not have a problem with the four CUPs for the fast foods, but staff recommended a PD as a better procedure. He noted that development of City property is a concern because the City should contri- bute half of the cost of the signalization since the City property would benefit by its construction. He stated that the traffic generation figure is a concern since the fast foods are not generating all the traffic and the use is considered a "pass by" and should be discussed further. He stated that the development of the property will be sensitive to the area and a good architectural statement. Bob Lotito of KWL Engineers, Palm Springs, representing the City in con- junction with Map 22694 stated that he was in agreement with the conditions of Tentative Parcel Map 22694 and requested that if action were delayed on the Planned Development District and map combination, he would request that TPM 22694 be approved. He stated that alignment and easements are being addressed with staff and the map conditions would be whatever the City wanted. There being no further appearances, Vice-Chairman declared the hearing closed. .. Discussion followed on proposed uses on Ramon. Planning Director stated that future mixed uses would give the street a better character and that a potential use on the City property could be a flight kitchen. He stated that there is a potential to trade properties, that the airport September 23, 1987 PC MINUTES Page 10 PUBLIC HEARINGS (Continued) CASE 5.0439 & TTM 22694. (Continued) does not need Ramon frontage, and that originally the City recommended M-1- P zoning for the area, but that the Tribal Council insisted on M-1 zoning. Commissioner Olsen stated that future uses should be reviewed since Gene Autry Trail and the general area are just beginning to be developed and desirable uses should be chosen now or the City may regret its choices in the future. Planning Director noted that the City may make wrong choices because of the surplus of industrial zoning in the area; that the east side of the Airport is being discussed for resort commercial; and the subject proposal fits in well with the area. He stated that the airport clear zone extends to Gene Autry and no buildings can be developed although some parking may be developed and to the west there have been no development applications submitted. He stated that the, future uses would be by right-of-zone or planned development districts and would integrate with the area. Commissioner Hough questioned the rationale of conditioning the Evelita configuration without the property belonging to the applicant. Planning Director explained that if the street were off-set to the west, there would be a better long-term situation, but with the present offset and if an easement cannot be obtained from the other property owner, a 32 ft. driveway with a 5 ft. buffer on the property would achieve an adequate street section for ingress and egress. He stated that if the easement could be achieved, a better street alignment could be made for safety. He stated that the Director of Community Development was concerned about the offset Evelita. Traffic Engineer stated that with offset of 20 feet does not seem viable. He stated that the past history of right-in and right-out turns indicates that they are difficult to control . Vice Chairman asked if there were a design answer to the problem that could be resolved by the staff and the architect. Planning Director stated that the configuration of the site design could change if the lot trade is successful. Commissioner Olsen commented that if there were a successful trade and the back converted to airport use, the traffic on Ramon would be lessened. Planning Director stated that it could be possible, but that traffic generation would depend on the uses. Discussion followed on Commission action. Commissioner Whitney and Vice Chairman stated that the uses and circulation should be researched. Planning Director stated that there is no time reference regarding the property trade because of the Indian land, and that a swap could benefit both parties, but no one knows if it will take place. He stated that September 23, 1987 PC MINUTES Page 11 PUBLIC HEARINGS (Continued) CASE 5.0439 & TTM 22694. (Continued) CUPs for the fast food restaurants could be included in conditions of approval . He recommended that both the city map application and the sub- ject proposal be continued for review at a study session on September 30, and that the applicant does not want approval conditioned on obtaining an easement and needs options. He explained that the issues will be reviewed at the special study session which will include desirable future development along Ramon. M/S/C (Whitney/Edgmon) continuing the application to the October 14, 1987, Planning Commission meeting and for review at a special Planning Commission study session on September 30 from 3 p.m. to 5 p.m. in the Large Conference Room at City Hall . TRIBAL COUNCIL COMMENTS: RE: CASE 5.0439-PD-189 / TPM 22396. 1. Approved the filing of a Negative Declaration with the mitigation measures included in the Environmental Assessment/Initial Study. 2. Approved the Preliminary Planned Development District and Tentative Parcel Map No. 22396 subject to the conditions contained in Planning Commission Staff report dated September 23, 1987. RE: TPM 22694. While this case does not include Indian Trust Land, it is directly related to Item No. 1 (CASE 5.0439-PD-189/TPM 22396) in that it shared a joint access easement, including an internal loop street and access to Ramon Road via the intersection to be constructed and signalized at Paseo Dorotea as a condition of Case 5.0439. As noted in Condition No. 2 of Case 5.0439, the developer shall be responsible for the initial installation cost of the traffic signal , with partial reimbursement through a reimbursement agreement, as adjacent properties development. The Tribal Council requested that a condition be added to this Case (TPM 22694) that would address participation in the reimbursement agreement referred to above. CASE 5.0449-PD-191. Application by STEVEN D. CROWE (NATIONAL EQUITY INVESTMENTS) for a planned development district to allow construction of a 345 unit multi-story, luxury hotel on S. Palm Canyon Drive between Sunny Dunes Road/Mesquite Avenue, C-1 Zone, Section 23. (Commission response to written comments on Draft Negative Declaration; order for filing; action. No comments received. ) Planning Director stated that the site is being razed now of all its old buildings, and that several other applications have been approved on the site without successful completion. He stated that the unit count for the hotel has risen from 310 units to 345, and an additional wing pro- September 23, 1987 PC MINUTES Page 12 PUBLIC HEARINGS (Continued) CASE 5.0449 (Continued) posed, and that a 516 room hotel or a retail complex could be built by right of zone. He stated that high rise standards have not been met completely although in a revised version two buildings have been lowered in height, and that a site line study of a 30 ft. high building at a 5 ft. setback would have more visual impact that the proposed project. He stated that there is some view disruption but a more massive building could be built on the site by right of zone; that the 75% underground parking requirement is felt to be too high by the Council and should be reduced to 50%, and that staff recommended that the 75% guideline not be followed because of previous approvals on the property. He stated that financing must be finalized before the end of the year or redevelopment financing would be affected, and that well-designed, realistic tandem parking will be used. He stated that the loading and trash areas are well located and screened (although there is some view of them) , and that the restaurant building on the site is not historic. Steve Crowe, the applicant, stated that the fourth story would be removed from the "A" building height to have better integration with the other frontage buildings and that the mechanical equipment room will be relocated lowering the parapet height in the back 10 ft. Planning Director stated that a resident of the area, Emery Nagy, sent a letter of opposition to staff and indicated that he had not had enough time to study the proposal and to consult counsel and that traffic would increase and more police would be needed because of crime in the area, and that Mr. Nagy requested continuance for the neighbors to study the project. Planning Director stated that the project had not changed very much since the last approval , and that people had had time to review and respond to the proposal . He stated that the tandem parking is proposed for the Russell Wade property, but that there is no letter from Mr. Wade allowing his property' s inclusion in the project (probably because of the fact that the project is taking so long to develop) , and that a condition would be that the property is under the control of the applicant before final development plans are submitted, or the applicant would be required to reapply with a revised plan. Vice Chairman declared the hearing open. September 23, 1987 PC MINUTES Page 13 PUBLIC HEARINGS (Continued) CASE 5.0449 (Continued) Steve Cowe, 15040 Corona Del Mar, Pacific Palisades, the applicant, stated that the room count has been increased and an addition will be constructed to enclose the roof in the back of the property; that all rooms face ,inward to assist circulation in the hotel; and that changes have been made in the buildings to reduce height. He stated that with the changes all revisions the City requested have been made, and that a 6 foot setback perimeter wall will be constructed. He requested that the application be approved in order that financing can be closed. He stated that the creative parking layout was designed by the Planning Director and that the 6 ft. wall was designed as a part of a heavily landscaped private environment for the hotel guests and that eventually a landscape buffer between the hotel entry and valet parking will hide the parking lot. He stated that the awnings recommended for restudy by the AAC were designed to create play in the roof line and are being reviewed by the design staff and a curved awning considered. Marcia Lucas, 410 Avenida Hokona, requested approval stating that the building would be an asset to the appearance of the street and the City. Bill Drury, 641 San Lorenzo, voiced opposition stating that he had a small hotel and the proposed project blocked the hotel ' s view to Tahquitz Canyon. Emery Nagy, 360 East Mesquite, voiced opposition stating that the 1987 application differs from the one in 1984; that conditions in the City `�. have changed in the past four years; that the traffic conditions have deteriorated; and that units have been increased from 331 to 345. He stated that density will be increased and that several Palm Springs officials have spoken adversely to the application. Planning Director stated that although the character of the hotel is the same, some changes have been made. There being no further appearances, the hearing was closed. Commissioner Lapham left the meeting. Planning Director stated that there is a restaurant included in the plans although it is not a rooftop one because of the difficulty of food servicing. Mr. Crowe explained that there were many objections to the height of the building, and that the rooftop restaurant idea has been discarded. Commissioner Hough stated that the Commission membership has changed since the 1984 application, so it is a new hotel for most of the members. and that the review was based on the present application, not the pre- vious one. September 23, 1987 PC MINUTES Page 14 PUBLIC HEARINGS (Continued) CASE 5.0449 (Continued) Vice Chairman stated that he agreed with staff that the parking could be on the old standards and that nothing has changed in the overall hotel concept from the previous submittal . M/S/C (Neel/Olsen; Lapham absent) approving preliminary PD-191 based on the following findings and subject to the following conditions: Findings 1. That the resort hotel applied for a the location set forth in the application is properly one which a Planned Development District is authorized by the Zoning Ordinance. 2. That the resort hotel is necessary and desirable for the development of the community, is in harmony with the elements and objective of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the zone in which the 3. That the 12-acre site is adequate in size and configuration to accommodate a resort hotel and all property development standards in order to adjust the use to those existing and future uses on land in the neighborhood. 4. That the project is located on South Palm Canyon Drive and Mesquite Avenue both of which are required to be fully improved in order to carry the type and quantity of traffic generated by the resort hotel. 5. That the visual impact of the high-rise portion of the hotel is comparable or less significant than what potentially could be pro- posed by right of zone. 6. That the addition of a 345-room resort hotel will result in community wide public benefits and will promote the general welfare of the City. 7. That the project is located within a redevelopment project area and is consistent with the proposed redevelopment plan. 8. That preservation of the "Huddle Springs" building will propose a significant hardship. Conditions 1. That the final development plan be submitted in accordance with Section 9403.00 of the Zoning Ordinance and shall include site, landscape, irrigation and exterior lighting plans, building eleva- tions, colors and materials, grading (including excavation, disposi- tion and truck routes), signs site cross-section and other exhibits deemed necessary to fully illustrate the project. 2. That a detailed parking management plan be submitted which includes site layout, valet parking areas, overflow areas, hours of valet September 23, 1987 PC MINUTES Page 15 PUBLIC HEARINGS (Continued) CASE 5.0449 (Continued) �.. operation, signs, traffic control and other items deemed necessary by the Planning Director. The Parking Management Plan shall be sub- mitted for approval in accordance with Item #1 above. In the event the parking management plan does not accommodate the needs of the hotel operation, the Planning Commission reserves the right to adjust, or modify the approved parking management plan. Parking spaces shall be provided in accordance with Section 9.306.00. Off- Street Parking. 3. That the building height of Buildings H and D shall be re-studied. It is intended that Section 9304. Highrise Buildings should be set- back complied with. The point of measurement for building height shall be the adjoining curb elevation. After further review and analysis the Planning Commission reserves the right to adjust the required setback. 4. That a solid masonary wall be provided where parking areas face onto public streets per Section 9306.00 Off-Street Parking of the Zoning Ordinance. 5. That the developer work with Riverside County Flood Control and Water Conservation District and the City to install a bikeway and landscaping adjacent to the south property line to connect Palm Canyon Drive and Random Road. 6. That all recommendations of the Development Committee be complied with. 7. That prior to approval of the final development plans, the developer shall demonstrate ownership of all parcels within the boundaries of the proposed planned development district. 8. Final elevations are restudied in the following specific areas: 1. Awnings 2. Stair towers. 3. Screening of loading dock. 4. Entry porte-cochere circulation. 5. East elevation of building "G". 6. Final height and elevations of building "A" and "D" as indicated on the overlays presented to the AAC. Commissioner Lapham returned. PUBLIC COMMENTS - None. September 23, 1987 PC MINUTES Page 16 ITEMS REMOVED FROM THE CONSENT ACTION AGENDA (Continued) Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0269 MINOR (Continued). Application by JERRY LISS for architectural approval of revised plans for display cases in the Vineyard retail complex, 245 S. Palm Canyon Drive, C-B-D Zone, Section 15. (Ref. Case 2.960. ) Planning Director stated that the architect has redesigned the display cases. Will Kleindienst, 121 S. Palm Canyon, project architect, stated that the case protrudes 7 inches, that the distance between the two stores is 15 ft. 3 inches, and that the display cases will be on the north side of the Vineyard. Commissioner Edgmon commented that the installation appears to be more permanent than the previous submittal. M/S/C (Olsen/Edgmon) approving the application subject to the following conditions: That working drawings be submitted for review. MISCELLANEOUS ITEMS CASE 11.21. Initiation by the CITY OF PALM SPRINGS for a street name change `. for a portion of Cerritos Drive between Baristo/Ramon Roads, Section 13. Planning Director stated that a request for a street name change had come from the Parks, Library and Recreation Department and will remove the name Cerritos from a portion of Cerritos Drive between Baristo and Ramon Roads in the area that provides access to the Pavilion. He stated that street name changes are effected either by a petition or an action of the Commission and the Council, and that the school district and City agreed to the request. He stated that most residents do not use the northern portion of Cerritos. Discussion followed on the proposed name change. M/S/C (Lapham/Whitney) changing the portion of Cerritos providing access to the Pavilion to "Pavilion Drive". CITY COUNCIL ACTIONS. Update of City Council actions. CASE 5.0448-CUP. Council denied the CUP to convert the existing Liberace residence into a museum. No specifics were given except that the museum would be an intrusion of a quasi-commercial use into a residential neighborhood. September 23, 1987 PC MINUTES Page 17 COMMISSION/STAFF REPORTS OR REQUESTS. - NAME CHANGE FROM PALM SPRINGS "MUNICIPAL" AIRPORT TO PALM SPRINGS REGIONAL AIRPORT. Rationale was that the Airport is more attractive as a marketing tool to tour groups if the name were changed to indicate a regional airport. - PLANNING COMMISSION SPECIAL STUDY SESSION. September 30, 1987, 3 p.m. to 5 p.m. in the Large Conference Room at City Hall to discuss TPM 22694 and Case 5.0439/TPM 22396, and the Continuation School at the Youth Center. - ORCHID TREE HOTEL WALL (REF. CASE 3.0250-MINOR) . Staff will review status. 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 5.0424-CUP. Application by the MARRIOTT CORPORATION for architectural approval of revised detailed landscape, exterior lighting, and irrigation plans for a 149-unit hotel on the east side of Hermosa Drive between Tahquitz Way/Andreas Drive, R-4-VP/C-1-AA Zones (IL) , Section 14. Planning Director stated that the applicant requested discussion of the conditions but did not attend the AAC meeting. The application was continued to October 14, 1987 for the applicants to be present. CASE 3.0295 (Minor) . Request by FRED ROBERTON & JIM REYNOLDS for Planning Commission review of reinstatement of non-conforming status for parking for office building at 1000 N. Palm Canyon Drive, C-1 Zone, Section 10. Planner (Williams) stated that the applicant is requesting an office use of the building, which was formerly an office, and that there is not enough parking. She stated that the non-conforming use must be published in the newspaper and the applicant given certified notice of Commission review. (Non-conf rming status has lapsed since the building has been va- cant for 180 days. Planning Director stated that the applicants cannot buy in lieu parking unless there is a parking district, and there is none in the area. He stated that a day/night parking arrangement evidently cannot be reached with Sorrentino' s Restaurant. The application was continued to October 14 for publishing in the Desert Sun newspaper and for a certified notice to be sent to the applicant. ADDED STARTERS. (Determination of eligibility for consideration. ) None. C September 23, 1987 PC MINUTES Page 18 ADJOURNMENT There being no further business to discuss, Vice Chairman adjourned the meeting at 4:10 p.m. PLANNING DIRECTOR MDR/ml PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall October 14, 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 6 0 Hugh Curtis X 6 0 Martha Edgmon X 5 1 Brent Hough X 5 1 Earl Neel X 5 1 Gary Olsen X 6 0 Barbara Whitney X 5 1 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 John Terell , Redevelopment Planner Dave Forcucci , Zoning Enforcement Jerry Gonzalez, Traffic Engineer • Mary E. Lawler, Recording Secretary Architectural Advisory Committee - October 12, 1987 Chris Mills, Chairman Absent: Tom Doczi Mike Buccino Barbara Whitney Martha Edgmon Brent Hough William Johnson Will Kleindienst Gary Olsen Chairman called the meeting to order at 1:30 p.m. M/S/C (Olsen/Curtis; Neel absent) approving minutes of September 23, 1987 as submitted.