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HomeMy WebLinkAbout1988/02/10 - MINUTES i PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall February 10, 1988 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 11 2 Hugh Curtis X 13 0 Martha Edgmon X 11 2 Brent Hough X 12 1 Earl Neel X 12 1 Gary Olsen X 12 1 Barbara Whitney X 11 2 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Douglas, Evans, Planner Margo Williams, Planner Carol Vankeeken, Planner Dave Forcucci , Zoning Enforcement Jerry Gonzalez, Traffic Engineer Mary E. Lawler, Recording Secretary Architectural Advisory Committee - February 8, 1988 Chris Mills, Chairman Martha Edgmon, Alternate Brent Hough William Johnson Tom Doczi Will Kleindienst Chairman called the meeting to order at 1:30 p.m. M/S/C (Neel/Hough; Curtis absent) approving minutes of January 27, 1988 as submitted. ADMINISTRATIVE NOTE: There were no Tribal Council Comments. February 10, 1988 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/Hough; Curtis absent) taking the following action: CASE 3.0022. Application by ROBERT GENGLER for architectural approval of detailed final landscape, irrigation, and exterior lighting plans for a five-unit apartment building on Saturmino/Calle Lileta between Baristo Road/Tahquitz-McCallum Way Way, R-2 Zone, Section 13. Continued to February 24 for receipt of revised plans. CASE 3.0191. Application by GREAT AMERICAN MINI-STORAGE for architectural approval of detailed colors and revised landscape, irrigation, and exterior lighting plans for office/warehouse buildings on Farrell Drive/Research Drive, M-1-P Zone, Section 12. Approved subject to the following conditions: 1. That the roof color be "Surf White" . 2. That the roll up doors match the color of the walls (wall color 196 F Boulder) . 3. That only one color blue (dark blue) be used for the accent color. 4. That ground cover around buildings at east half of site be eliminated. TIME EXTENSION - CASE 5.0231-PD-139. Request by CHRIS MILLS for Stanley Broxmeyer for a 12-month time extension for a Planned Development District to allow construction of three affordable housing projects on N. Palm Canyon Drive between Gateway Drive/extension of Tram View, R-1-C Zone, Section 34. Approved 12-month time extension subject to all original conditions of approval . New expiration date will be February 2, 1989. Commissioner Curtis entered. 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 3.0328. Application by CENTER BELARDO COMPANY for architectural approval of 's.. revised elevations for two story commercial building on N. Palm Canyon Drive, between Alejo/Amado Roads, C-B-D Zone, Section 15. ` February 10, 1988 PC MINUTES Page 3 CONSENT ACTION AGENDA (Continued) CASE 3.0328. (Continued) Planner (Williams) stated that the application was restudied at the January 27 meeting because of Commission concern regarding the roof, the stairwell , the mechanical equipment height, the sense of entry, the towers, the aesthetics of the corridor, and the one-way drive. She stated that the AAC at its February 8 meeting recommended several conditions including elimina- tion of the cantilevered roof and replacement with a trellis, and deletion of the south stairwell enclosure with a recommendation that elevations dated 1-15-88 be used. M/S/C (Hough/Edgmon) approving the revised elevations subject to the following conditions: 1. That the mechanical equipment be grouped and painted to match roof. 2. That the overhead screen for mechanical be deleted and that the parapet screen the equipment (delete entire upper roof portion with tile roof) subject to final review in field by staff. 3. That the south stairwell enclosure be deleted (return to elevation dated 1-15-88) . 4. That the wrought iron railing on the south stair extend to the wall . 5. That the separation wall in stairwell extend to corner. 4 6. That the cantilevered roof on the west elevation be deleted and replaced with a trellis similar to east elevation. 7. That the walk on the west elevation under the trellis be extended two (2) feet to protect support posts. 8. That working drawings be submitted to the AAC. CASE 3.0339 (MINOR). Application by D & A SHADE COMPANY for architectural approval of revised plans for awning for restaurant (Speak Easy - formerly Pal Joey' s) at 233 E. Saturmino Road, C-1 Zone (I.L. ) , Section 14. Planner (Williams) stated that the awning concept was approved by the Commission but that the design was restudied. She described the revised paint scheme as a gray building with burgandy awnings and stated that the AAC recommended approval of the awning concept subject to conditions. Commissioner Hough stated that the awning length was estimated by the applicant at 15 feet but is really forty feet on the windowless wall and is not acceptable. He stated that the applicant was considering breaking up the awning. t Planner stated that the actual length of the awning overall is 60 feet. Chairman recommended a restudy. February 10, 1988 PC MINUTES Page 4 { CONSENT ACTION AGENDA (Continued) CASE 3.0339 (MINOR) . (Continued) Commissioner Curtis asked why the elevations were approved since no plans were submitted. Planner explained that the building was a reconstruction of a fire damaged building; that landscaping will be planted in the twenty foot by three foot planter on the southeast side of the building; that the building had been a nightclub without windows and that the main entrance is on the east; that the photo on the display board depicted the current status of the building, and that there is a blueprint showing the east elevation. Commissioner Curtis commented that the building can be seen from Calle Encillia and should be revitalized. David Chadida, D & A Shade, stated that the awning has a 24 inch projection and is 29 inches in height. Planner stated that the sketch shows 36 inches. Mr. Chadida stated that the 36 inch length is possible and that there are no breaks purposed on the awning. Chairman stated that the awning is too long and thin and not in proportion with the rest of the building. He stated that the presentation should be shown in scale as it will be and that landscaping should be added to the wall . M/S/C (Olsen/Curtis) for a rester noting the following: 1. The the awning extend the length of the east side to the ell . 2. That the sign program is not approved. 3. That details of the awning frame and attachment be submitted for AAC review. 4. That the east side of the building be revitalized. 5. That the gray color is approved (no trim color to be used) . CASE 5.0418-CUP. Application by CHRIS MILLS for Mark Hastings for architectural approval of revised colors for a pre-school day care center on Racquet Club Road between Farrell Drive/Cerritos Road, R-1-C Zone, Section 1. Planner (Vankeeken) stated that the color scheme has changed from pinks to peach with teal used as an accent color. M/S/C (Curtis/Olsen) approving the revised application as submitted. February 10, 1988 PC MINUTES Page 5 CONSENT ACTION AGENDA (Continued) CASE 5.0437-PD-187. Application by MICHAEL BUCCINO for Motel 6 Inc. for archi- tectural approval of final detailed landscape, irrigation and exterior lighting plans for 150 unit hotel on S. Palm Canyon Drive between Camino Parocela/Sunny Dunes Road, C-2/R-2/C-M Zones, Section 23. Chairman abstained; Vice-Chairman presided. Planner (Williams) stated that the landscape is part of final development plans, was continued from the January 27 meeting, and was recommended by the AAC on February 8 for restudy. She stated that concerns were overuse of Gazanias as a broad application, the use of Palo Verdes as a street tree instead of accent focused on a building, screening of the chiller, and the use of Heavenly Bamboo as a hedge. She stated that the Saguaro Cacti have a height of only 8 ft. against the massive building. She stated that the on site palms relocated against the building were approved by the AAC, and that the Committee consensus was that the landscaping should be more dynamic. Commissioner Olsen asked about obstructing the view for traffic from Indian to Parocela and commented that the view should not be obscured even if there is a signalized intersection. Commissioner Neel stated that Parkinsonia Aculeta should be substituted for the Palo Verdes since the Palo Verde trees are prone to borers and do not live very long. Commissioner Curtis stated that he found the Gazanias acceptable. Mike Buccino, project landscape architect, described the use and design of gravel and plants. He stated that the scheme is desert and that the design at the entry is strong with the trees planned to be wisps; that the palm trees will soften the height of the building and that materials were chosen that cannot be damaged by gardeners and need only minimal trimming. He stated that the Parkinsonia will be used instead of Palo Verde since borers are a problem and described the remainder of materials. He stated that the Gazanias on the south side are a green variety instead of gray for strength and that much thought went into developing the landscaping concept and that the result has variety and balance and looks well with the building. Commissioner Neel stated that Acacia could be used instead of Parkinsonia if necessary and that gold gravel in the front is acceptable if raked soil is not used. Mr. Buccino explained that sometimes he uses soil but in this case he chose the Palm Springs Gold gravel as a ground cover. Commissioner Whitney stated that Sumac is good but loses its foliage. Mr. Buccino stated that it forms a canopy, is evergreen, and only loses its flowers. He stated that Bougainvillea can be used on the chiller and perhaps a hedge and that a tree such as African Sumac can be added in the wide planter by the chiller. He stated that Bougainvillea will be tied to the wall , not trellised, and that the small Saguaros are not a problem since palms will be the massing against the building and Saguaros used as February 10, 1988 PC MINUTES Page 6 CONSENT ACTION AGENDA (Continued) CASE 5.0437-PD-187. (Continued) an accent. He stated that arms can be specified for the 8 ft. Saguaros and that their heights can also be increased. Planning Director stated that no lighting plans have been submitted and should be resolved between applicant and staff. M/S/C (Neel/Olsen; Edgmon/Lapham abstained) approving final detailed land- scape and irrigation plans subject to the following conditions: 1. That Parkinsonia Aculeta be substituted for the Palo Verde. 2. That Carolina Cherry (Bright and Tight) be used around the chiller. 3. That each of the Saguaros proposed be 3 feet higher than shown on the plan in staggered heights and with arms. 4. That detailed exterior lighting plans be submitted for review by the Commission. 5. That a revised landscape ;plan be submitted for approval for the screening of the chiller* * * * * CASE 3.0347 (MINOR). Application by KWAN JIN LEE for architectural approval of revised exterior elevations for business at 1200 N. Palm Canyon Drive, C-1 Zone, Section 10. Planning Director stated that the building is the former Gilligan' s Island which has deteriorated through the years and that the applicant requests a deli inside and the wall framed inside the glass with the glass retained. He stated that the applicants proposed to stucco a portion although the AAC recommended retaining the exterior as it is. Commissioner Neel stated that the block wall on the north side of the prop- erty should be repaired. Planning Director explained that there is a long list of maintenance items for the applicant. Commissioner Olsen requested deferment to the February 24 meeting for individual Commissioners to review problems of the building in the field to make sure all concerns have been addressed. M/S/C (Olsen/Edgmon) continuing application to February 24 for individual Commission review in the field. * * * * * February 10, 1988 PC MINUTES Page 7 PUBLIC HEARINGS CASE 5.0400-ZTA (Continued). Planning Commission review of M-1 provisions on scenic corridors for inclusion in the Zoning Ordinance. (An Environmental Assessment/Initial Study has been previously considered and Negative Declaration filed on the original zoning text amendment. ) Recommendation: That the case be continued to March 9. Planning Director stated that there will be meeting with the Tribal Council on February 22 to develop standards that the Tribal Council will accept. He recommended continuance until February 24. Chairman declared the hearing open; there being no appearances the hearing was closed. M/S/C (Hough/Curtis) continuing Zoning Text Amendment 5.0400 to March 9. CASE 5.0461-GPA (Continued). Initiation by the CITY OF PALM SPRINGS of amend- ments to the General Plan Circulation Element, city-wide. (Commission response to written comments on Draft Negative Declaration; action. Letters regardingthe draft negative were received. ) Planner (Evans) stated that the case had been reviewed at two Commission meetings and a Planning Commission field trip and that issues previously expressed and results of the field trip would be discussed as well as any other issues expressed by the Commission and the audience. He stated that one of the locations discussed on the field trip is the one way couplet on N. Indian and Via Escuela: which would affect N. Palm Canyon and Indian Avenue traffic circulation. Staff recommendation: No action taken until a specific study is completed of the corridor. This will be a Public Hearing/will be published in the newspaper at a later date. and Alejo from Miraleste to Indian: There are three options as follows: 1. Downsizing of Alejo from 100 to 61 feet as a special collector. 2. Downsizing the roadway to 80 feet as a secondary throughf are which will align with the extension of Via Miraleste and form a continuous roadway allowing four lanes, standard curbs and gutters, and a bike- path. 3. No change. Staff does not support this because the capacity is not needed. 4. Murray Canyon Road extension to tie into several other roadways. Requested by the Tribal Council not to be deleted. Staff recom- mendation: Downsize roadway between Toledo and Barona to a 60 f t. `„ collector or leave it as it is for further study. February 10, 1988 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) CASE 5.0461-GPA. (Continued) Downsizing is a viable option but does not resolve the concerns of Smoketree Ranch homeowners who have requested elimination of the road through their property. Elimination of the extension from the General Plan would require further study. Staff recommendation: Downsize to a 60 ft. collector. Barona Road and Acanto Drive serving the Palm Canyon area: Tribal Council did not want it changed or deleted. At Tribal Council request and with the hope of County cooperation, this portion of the Circulation Plan could be deferred for further study. Alejo Road: Minor wording changes in the staff report, which should say is extended from its current terminus on the west side of airport to the Mid- Valley Parkway. Minor roadways on the north end of the City are DeAnza and Catalina: Staff recommendation: No changes. Mesquite: No action, it is not part of the current series of amendments; there is no need to remove it from the General Plan currently. It will be discussed with Tribal Council in the future if necessary. Extension of Barona to Bogert Trail : Staff recommendation: Delete because of difficulty in engineering and cost; this roadway would not provide a valuable link. Acanto Way: Currently removed from the General Plan and has half the right-of-way in the County and half in the City. Staff recommendation: Deletion from General Plan. Tribal Council recommends no change at this time. Virginia Road and San Carlos. Staff recommendation: That they be deleted from the General Plan. Planning Director stated that the roadways in the north end are existing 60 ft. right-of-ways. Mesquite Avenue through Fairchild' s to E1 Cielo: Staff recommendation: Not noticed as part of Public Hearing. No action to be taken. Commissioner Hough stated that one of the alternatives on Murray Canyon and Barona would be to have them as collectors, but no extension to Bogert Trail Bridge. He stated that the City could wait to determine the County' s action on a park. Planner stated that this would be an option. Chairman declared the hearing open. Gager Vaughn, president of Smoketree Ranch, stated that one more item should be considered regarding Murray Canyon extension through Smoketree - the diversion of traffic to the Palm Desert shopping area `because local businesses would suffer: He stated that the Smoketree Ranch homeowners request deletion of the Murray Canyon extension and the extension of Barona Road to Bogert Trail . February 10, 1988 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) CASE 5.0461-GPA. (Continued) There being no further appearances, Chairman declared the hearing closed. Chairman stated that until a definite traffic pattern is established, no action should be taken affecting Barona, Murray Canyon, or Acanto Way, that a circulation study is needed and that the Commission could anticipate events that may never happen. Commissioner Hough suggested downsizing Murray Canyon to Barona to a collector, which is a more positive step than leaving it at 100 ft. of current right-of-way. Commissioner Neel reiterated that no action should be taken. Commissioner Curtis agreed, but stated that he felt Alejo should be down- sized to a collector. Commissioner Edgmon stated that downsizing of Alejo to 61 ft. is marginal , that it should be at 80 ft. , and that Barona should not be changed until the area' s development is known. Commissioner Whitney questioned extension of Alejo under the Airport. Chairman stated that logically Alejo will probably never be extended under the airport be cause of the cost and the airport would probably be moved before the extension were necessary. Commissioner Whitney suggested that Alejo be reduced to 60 feet. Chairman stated that perhaps he should abstain on actions regarding Alejo since he lives on the street. Commissioner Hough stated that Alejo should be downsized to 80 feet because it is easier to retain the right-of-way then to obtain it later. M/S/C (Curtis/Neel ) approving General Plan Amendment 5.0461 with the following deletiions to the original proposal . 1. Murray Canyon and Barona Road extension to Bogert Trail to remain as currently on the plan. 2. Action on Mesquite extension through Fairchild's Golf Course to El Cielo to be held in abbeyance (not noticed in public advertising) . 3. Alejo from Miraleste to Indian to be downsized from a 100 ft. major to a 80 ft. secondary thoroughfare. 4. Indian Avenue couplet to be held in abeyance for detailed circulation studies. 5. San Carlos and Virginia to be deleted from the General Plan. 6. Catalina and DeAnza not be added to the General Plan. February 10, 1988 PC MINUTES Page 10 PUBLIC HEARINGS (Continued) CASE 5.0461-GPA. (Continued) 7. Barona and Acanto to remain as they are. 8. Alejo Road. Wording change to read: "Alejo Road is to be extended from its current terminus on the west side of the airport to the Mid-Valley Parkway" . CASE 5.0463-PD-195. Application by the DESERT SUN for a Planned Development District to allow construction of a newspaper publishing facility including a portion of the facility with a 50 ft. building height on Gene Autry Trail between Tachevah Drive/Ramon Road, M-1-P Zone, Section 7. (Commission response to written comments on Draft Negative Declaration; no comments received; action. ) Planner (Evans) explained the staff report. He stated that the project has some heights of 50 ft. but that under a Planned Development District a deviation from the Zoning Ordinance is allowed, and that the AAC recom- mended a restudy of the architecture feeling that the massive scale of the building should be reviewed; and that a sense of entry should be estab- lished. He stated that on-site circulation for direction of traffic should be addressed and that the exterior building materials should be restudied. He stated that late-arriving engineering conditions should be reviewed if the Planned Development District is approved. Regarding the circulation pattern, he stated that one suggestion was that the applicant establish a relationship with the property owners to the north for a collector road with shared access and in this case the entryway would not be changed significantly and would allow a break of the median and signalization of the intersection. He stated that dedication should be reviewed by the Commission and that a study is underway regarding land use and a roadway may not be needed; that the operation of the plan would be effective either with or without a roadway, and that the landscaping consists of large areas of turf, some berming, palm trees and native ground cover. Regarding the building elevations he stated that a 35 foot screen wall is a concern of the AAC because of its massive scale and that the AAC also felt that the building should be reduced in scale. Regarding building materials he stated that the AAC felt a more durable material such as block should be used instead of stucco since it is a corporate headquarters. He stated that the committee felt that the window structure in the front of the building is not appropriate and that the building should have movement itself instead of having the structure serve as movement. He stated that both staff and AAC felt that the sign program was in proportion with the scale of the buiding with two main signs proposed, one at the north entry of 14 ft. by 5 ft. and one on the building 28 ft. by 4 ft. with small "Ganett Publishing" below. He stated that the signs are allowable, can be increased in scale by the ordinance, and can be reviewed in final develop- ment plans. t Chairman declared the hearing open. Karen Oppenheim, publisher of the Desert Sun, stated that the building is not a corporate headquarters and is just one of nine Ganett buildings; that February 10, 1988 PC MINUTES Page 11 PUBLIC HEARINGS (Continued) CASE 5.0463-PD-195. (Continued) it is a newspaper production facility with some executive offices; and that all the Desert Sun newspapers will be printed in the building. She stated that the press and the mail room are large and are the reasons for the massiveness of the building. Oza Bouchard, Christian-Bouchard Associates, 1000 S. Palm Canyon, project architect, thanked planner for the excellent presentation and stated that the building is large because of its function and the resulting design is the best possible solution. He stated that the sense of entry will be addressed as it relates to the newspaper' s needs that widening of Gene Autry Trail will be discussed with the Traffic Engineer, and requested a favorable response to the project as designed with minor problems to be resolved. There being no further appearances, Chairman closed the hearing. Commissioner Whitney stated that a complete restudy is necessary with an upscale in design materials because the building should be both functional and beautiful . Commissioner Olsen commented that the large Los Angeles Times building on Route 405 is a good example of a large but beautiful building, that a redesign is necessary, and the current design is not acceptable. Commissioner Curtis stated that the project is a good chance to make a statement in an undeveloped area and the building could be very effective with proper materials and design. He stated that the massiveness of the structure should be reviewed as well as materials. Commissioner Hough stated that he was told the 50 ft. height was an insurance requirement but is difficult to believe because insurance companies do not know about the 100 year flood plan unless the applicant mentioned it. He suggested that sinking of the presses could be accomplished and still protect the building from the 100 year flood plain which in the long run would be less expensive. He agreed with AAC condi- tions. Commissioner Edgmon stated that she agreed with the AAC and that the entrances are confusing, and the sun control screening on the outside does not resemble elements of a high quality building. She suggested also that the building be stepped back. Commissioner Neel stated that the design is foreign to the scenic corridor concept and would set a precedent. Chairman stated that the Desert Sun is a powerful and fine institution and should want to make a statement along Gene Autry which will have high end hotels and many tourists. He stated that he was disappointed in the design of the building and that it should be redesigned. February 10, 1988 PC MINUTES Page 12 PUBLIC HEARINGS (Continued) CASE 5.0463-PD-195. (Continued) Planning Director stated that issues of the Planned Development District should be discussed; that the relationship of the height with the surrounding properties is an issue and suggested a 30 day continuance to March 9. Chairman commented that the Commission is not opposed to the use and loca- tion and that a 50 ft. height may be necessary but the design of the building should be improved. Commissioner Hough suggested that the applicants discuss insurance require- ments with the insurance company for a reduction in height. M/S/C (Whitney/Olsen) continuing the project to February 24 (at the request of the applicant) . CASE 5.0460-PD-194. Application by MERICKEL DEVELOPMENT for a Planned Develop- ment District in lieu of a change of zone to R-3 to allow construction of a residential condominium complex at the southeast corner of Baristo Road/ Avenida Caballeros, R-G-A(8) Zone, Section 14. (Commission response to written comments on Draft Negative Declaration; no comments received; action. ) Recommendation: That the Commission order the filing of a Negative Declaration and approve the Planned Development District. Planner (Vankeeken) presented the project and gave the staff report. Planning Director stated that the former applicant on the property had sold it and the former project had a tennis court and some density bonus provi- sions. He stated that the building footprint is similar and parking is the same, but that the buildings are improved in design. He noted that density is between R-2 and R-3 zoning (approximately 19.5 units per acre) and that the applicants are proposing a condominium complex which will be used as apartments, althought the applicants will file a map and can sell the units as condominiums. Chairman declared the hearing open. Richard Baker, Merickel Development Company, stated that guidelines by staff were appreciated; that mitigative measures have been taken on issues of the previous development since the project will be built to condominium standards with less density, and with security and tennis courts in keeping with projects around it. He stated that there will be nine foot high ceilings, that the windows are recessed, and that the project flows and has more parking than necessary and maximizes views. Ted Slate, Rose Garden Homeowners Association, spoke in opposition, stating that the Rose Garden owners opposed the last application and this one on the same grounds. He stated that there is in a sense a subterfuge since the project is condos which will be rentals, and that his group of home- February 10, 1988 PC MINUTES Page 13 PUBLIC HEARINGS (Continued) CASE 5.0460-PD-194. (Continued) owners oppose the density. He stated that although only a few homeowners were present at the meeting, many are opposed and that Rose Gardens has 146 units on 20 acres and the proposal has 3.5 acres with 64 units. He stated that the surrounding areas have been changed due to unsuccessful apartment ventures; that current construction in the area is an annoyance because of blowing dust; that the Rose Garden is a popular condominium complex and has much open space; and that it is a good example for the City. He stated that noise and fumes from the autos on the project will bother the Rose Garden owners, especially those on the east end, and suggested that the parking on the subject project be shifted to the wash area. He commented that the subject project will pose a problem during Easter Week and that the Rose Garden discourages weekend and weekly guests and has security on weekends. He stated that some of Palm Springs multi-family complexes do not compete well with the lower end of the valley and do not add to the attractiveness of the City; and that the City is losing its prestige with high density units. He asked that the concerns of the Rose Garden owners be. considered. Sam Ticher, representing Mr. Nunn, 329 Tiffany Circle West, Rose Gardens, stated that his brother-in-law has a backyard abutting the subject property and expressed concern about noise and pollution from cars. He stated that Mr. Nunn is also opposed to the second story height which obsures the view of the mountains from his backyard. There being no further appearance, Chairman declared the hearing closed. In response to Commission's question, Planning Director stated that the application is well within the Planned Development District parameters. Commissioner Curtis expressed concern over the fact that the project dupli- cates projects surrounding it, has an open space problem, and that the colors and architecture are not acceptable. He stated that the project should be redesigned for relief of the building height and reduction in numbers and redesign of the parking area; and that he could not support it as it is. Commissioner Whitney agreed and stated that she wished the Kassinger project has been developed in the corner. She noted that the project is squeezed and the architecture and colors require restudy. Commissioner Hough stated that the building has interesting features and articulation and should be acceptable with conditions added. Commissioner Edgmon agreed, stating that the project has recessed windows and radiused corners which are good elements although the carports are a concern as well as the density. Chairman stated that the property development is difficult because the Rose Garden is on a secondary throughf are (Avenida Caballeros) , but other projects cannot build eight to the acre because it is not compatible with the traffic frontage, and that R-22 density is probably the appropriate February 10, 1988 PC MINUTES Page 14 PUBLIC HEARINGS (Continued) CASE 5.0460-PD-194. (Continued) density. He stated that the architecture is acceptable but that the colors are atrocius, but that if the project is not approved a worse one may be submitted, and the project is as good a one as will ever be submitted. M/S/C (Olsen/Edgmon) ordering the filing of a Negative Declaration and approving the application based on the following findings and subject to the following conditions: The vote was as follows: Ayes: Edgmon, Hough, Olsen, Lapham Noes: Curtis, Neel , Whitney The project was approved by a 4-3 vote. Findings 1. That a Planned Development District in lieu of a change of zone is the proper application for the proposed use due to an increase of density of the subject property designation. 2. That the proposed use is necessary and desirable for the development of the community and is in harmony with the elements and objectives of the General Plan. 3. That the site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required. 4. That the site is served by Avenida Caballeros and Baristo Road which are adequate in size to service the traffic generated by the project. 5. That the conditions imposed (Development Committee and Sewer Study) are deemed necessary to protect the Public Health, Safety and General Welfare of the community. Conditions 1. That detailed final development plans shall be submitted in accordance with Section 9403.00 and Section 9404.00 of the Zoning Ordinance. 2. That the developer shall submit proof of payment of the Palm Springs Unified School District Impact Mitigation Fees prior to issuance of Building Permits. 3. That all conditions of the Development Committee shall be complied with. February 10, 1988 PC MINUTES Page 15 PUBLIC HEARINGS (Continued) CASE 5.0460-PD-194. (Continued) 4. That all mitigation measures of the Environmental Assessment Report shall be complied with. a. That the provisions of Chapter 70 of the Uniform Building Code blowsand abatement measures, as amended by the City, shall be complied with. b. City Engineering Division conditions require that the site accept and convey to any approved drainage carrier flood and/or nuisance waters that impinge upon the site. Also, the City Engineer requires that flood and/or nuisance waters leaving the site will not cause erosion, nuisance or damage (See Develop- ment Committee Conditions, Engineering, General 10 & 11) . C. The development is similar in nature and compatible to the surrounding types of residential developments. Therefore, the impact should be minimal . Impacts from the lights can be mitigated through fixture type and location. d. That the developer shall provide a complete sewer study by a Registered Engineer, exhibiting the current sewage discharge and load of the tributary. The study shall also show the effect of the development upon the existing discharge system by calculating its future sewer discharge. That payments of the sewer surcharge fee be provided prior to issuance of building permits. Planning Director stated that the City Council will be concerned about the closeness of the vote, and the applicatio%ay e returned to the Commission. Chairman stated that the Commission concern was density and inconsistency with mixed uses. TENTATIVE PARCEL MAP 22562. Initiation by the CITY OF PALM SPRINGS of a tenta- tive parcel map for dedication of right-of-way on El Cielo Road to widen the street and combine lots for sale purposes, W-R-1C Zone, Section 19. (Commission response to written comments on Draft Negative Declaration; no comments received; action.) Recommendation: That the Commission ordered the filing of a Negative Declaration and approve the map subject to conditions. Planner (Williams) stated that the subdivision is 16 years old with three old houses on it and that the City wants to combine the 9 existing lots into three and resell property to allow street improvements on E1 Cielo and Sunny Dunes. Chairman declared the hearing open; there being no appearances, the hearing was closed. February 10, 1988 PC MINUTES Page 16 PUBLIC HEARINGS (Continued) TENTATIVE PARCEL MAP 22562. (Continued) Planning Director stated that widening of the street would provide for curb alignment south of the wash up E1 Cielo to the airport He stated that the houses on the property will not be razed. M/S/C (Olsen/Curtis) approving TPM 22562 based on the following findings and subject to the following conditions. Findings 1. That a parcel map is an appropriate application for the proposed sub- division. 2. That the proposed subdivision is not materially detrimental to the property in the neighborhood. 3. That the property is adequate in size and shape to accommodate existing land uses. 4. That the proposed subdivision will not be detrimental to the environ- ment. 5. That the proposed subdivision is consistent with the General Plan. Conditions �...- 1. That the existing driveway located on Lot One be relocated from Sunny Dunes to Palm Avenue and that the driveway be closed with standard street improvements. 2. The driveway located on Palm Avenue shall meet City Standards. 3. That a masonry wall be installed five (5) from the west property line adjacent to all three lots. Wall shall be six (6) feet in height and constructed in accordance with City standards for corner cutoff, wall placement (Section 9302.00) , and construction. 4. That all recommendations of the Development Committee be met. PUBLIC COMMENTS Ted Slate, Rose Garden Condominiums, stated that zoning changes accom- modated Indian requests but the project next to the Rose Garden is fee land and not included and is presently surrounded by high density projects. He requested consideration be given to 146 families in the Rose Garden which are a large part of the overall picture. Chairman explained that the Planned Development District will be reviewed by the City Council , and that the Rose Garden owners will receive notice of Public Hearing. + Chet Van Fossen, project architect, Merickel Development, stated that the project has been proven as an architecturally compatible project; that the parapet height is only 32 ft. which is less than a 33 ft.. high . pitched February 10, 1988 PC MINUTES Page 17 PUBLIC COMMENTS (Continued) roof; that views from the Rose Garden are not affected because of the large setbacks; that 64 units per acres is the minimum viable economic number; and that open space would be deleted if less two story and more one story units were planned. MISCELLANEOUS ITEMS DETERMINATION / LUP. Application by RON PITTS for Planning Commission approval of land use permit for an electronic equipment auction at 599 Williams Road on-February 20, M-1 Zone, Section 23. Planning Director stated that the LUP process is a new ordinance require- ment for one-time auctions and is primarily developed for car auctions. He stated that the subject LUP is for a one time auction in the M-1 Zone and that staff is recommending approval since the auction is an appropriate facility and activity. He stated that it will take place it the old Industrial E?ec,Lxical building on Williams Road and will auction electrical equipment on the premises. M/S/C (Curtis/Neel ) approving the LUP at 599 Williams Road on February 20 subject to the following conditions: 1. One portable loudspeaker that contains noise on site. 2. No signs on building or fence. 3. Auction to be contained indoors and within perimeter walls. CITY COUNCIL ACTIONS. Update of City Council actions. CASE 5.0344 (WYNDHAM HOTEL & CONVENTION CENTER). Landscaping is being changed in front of the Wyndham, conventions are well attended; most recent convention destroyed plants, hammered holes in the salt finished sidewalk; broke sprinkler heads. Parking had to be rearranged because the parking lot was being graded. Also there was a problem because two conventions were booked at one time, forcing the facility to overflow. Building is beginning to look old because of the damage, but is earning money and con- ventioneers like it. COMMISSION/STAFF REPORTS OR REQUESTS. ROBINSONS DEPARTMENT STORE. Windows still boarded. Staff will take action. Commissioner Neel suggested that a dark film be placed on the windows of vacant buildings. EMERGENCY LIGHTING AT CONVENTION CENTER. Being reviewed for placement on Caballeros. February 10, 1988 PC MINUTES Page 18 MISCELLANEOUS ITEMS (Continued) COMMISSION/STAFF REPORTS OR REQUESTS. DEPARTMENT BUILDING ON NORTH INDIAN. Electric meters to doors and electrical facilities placed on street side. Edison only cooperates to a point regarding placement of meters and doors unless the location can be determined before the building is wired. LEAGUE OF CALIFORNIA CITIES. Planning Commission conference in Anaheim, March 9 - 11. Commission to inform staff no later than Tuesday, February 16 if they wish to attend. BANNER. Grand opening banners now allowed under new ordinance. ADDED STARTERS. (Determination of eligibility for consideration.) None. ADJOURNMENT There being no further business, Chairman adjourned the meeting at 4:00 p.m. -1A 09 PLANNING DIRECTOR MDR/ml t PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall February 24, 1988 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 12 2 Hugh Curtis X 14 0 Martha Edgmon X 12 2 Brent Hough X 13 1 Earl Neel X 13 1 Gary Olsen X 13 1 Barbara Whitney X 12 2 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Douglas Evans, Planner Margo Williams, Planner Carol Vankeeken, Planner Richard Patenaude, Planner Dave Forcucci , Zoning Enforcement John Terell , Redevelopment Planner Mary E. Lawler, Recording Secretary Architectural Advisory Committee - February 22, 1988 Chris Mills, Chairman Absent: Barbara Whitney, Alternate Martha Edgmon, Alternate Brent Hough William Johnson Tom Doczi Will Kleindienst Mike Buccino Gary Olsen, Alternate Chairman called the meeting to order at 1:30 p.m. M/S/C (Whitney/Hough; Lapham absent) approving minutes of February 10, 1988 as submitted. ADMINISTRATIVE NOTE: There were no Tribal Council comments.