Loading...
HomeMy WebLinkAbout1988/02/24 - MINUTES 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. February 24, 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 (Hou.gh/Edgmon; Lapham absent) taking the following actions: CASE 3.0022 (Continued) . Application by ROBERT GENGLER for architectural approval of revised final detailed landscape, irrigation, and exterior lighting plans for a 5-unit apartment building on Saturnino/Calle Lileta between Baristo Road/Tahquitz-McCallum Way, R-2 Zone, Section 13. Approved, subject to the following conditions: I. Replace Ficus Benjamina with Cocos Plumosa (24" box) in courtyard area. 2. That Washingtonia Robusta be increase in height from from 8 ft. to 8, 10 and 12 feet. 3. Indicate what type of Raphiolepsis Indica to be used, subject to staff approval . CASE 3.0335. Application by JOE DACOSTA for architectural approval of single- family hillside residence on Girasol Avenue between Cabrillo Road/N. Racquet Club Road, R-1 Zone, Section 3. ` Restudy. Noting the following: 1. Finished grade should be more sensitive to natural topography. 2. Roof design to have more continuity. 3. Size of columns to be increased. 4. Restudy landscaping including rear yard area. CASE 3.0339 (MINOR). Application by D & A SHADE COMPANY for architectural approval of revised awning plans for restaurant (Speak Easy, formerly Pal Joey's) at 233 E. Saturmino Road, C-1 Zone (I.L.) , Section 14. Removed from the agenda, pending receipt of revised plans. February 24, 1988 PC MINUTES Page 3 ITEMS 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. SIGN APPLICATION. Application by YOUNG ELECTRIC SIGNS for architectural approval o a main identification sign for the Hampton Inn on N. Palm Canyon Drive, C-1 Zone, Section 3. Approved, subject to the following conditions: 1. That the horizontal reveal be removed. 2. That the vertical reveal be extended to grade level . 3. That the logo be routed and lit. 4. That a small reveal be placed under accessory signs.. 5. That the cabinet is to match sign face. CASE 3.0345 (MINOR) Continued. Application by KWAN JIN LEE for architectural approval of revised exterior elevations for business (former Gilligan's Island) at 1200 N. Palm Canyon Drive, C-1 Zone, Section 10. Planning Director described the applicant' s proposed revisions to the building and stated that there are many maintenance items for the applicant to complete. Commissioner Neel stated that there was a dangerous broken sidewalk area on the south side of the building on Indian Avenue. Planning Director stated that the applicant will be required to repair the sidewalk area, that the vacant lot to the north of the property is not part of the project, and that the fence on the north is there to keep dumping off the property. He stated that cleanup of the lot can be resolved as a separate issue and that the air conditioning equipment screening is included in the conditions of approval . M/S/C (Olsen/Edgmon; Lapham absent) approving the application, subject to the following conditions: 1. That no painted glass be used, spandrel glass to be used instead. 2. That the exterior colors are restudied. 3. That the portion to be filled in incorporate concrete block to match existing block work. 4. That the mechanical screening plan be worked out with staff. 5. That the applicant repaint the entire building with colors to be t�,.,, reviewed by the Commission. February 24, 1988 PC MINUTES Page 4 ITEMS REMOVED FROM THE CONSENT ACTION AGENDA (Continued) Chairman entered. CASE 3.0150 (MINOR) . Initiation by the CITY OF PALM SPRINGS of architectural approval of exterior lighting plans for driving range on Crossley Road, 0 Zone, Section 20. Planning Director described the proposed lighting and stated that staff is concerned about the proposed direction of the lighting from the 40-foot light poles and also their height. He stated that the effect of the lighting on the condo project to the east is also a concern and that angling of the lights may be a solution or facing the lights to the west. M/S/C (Hough/Whitney) for a restudy, noting the following: 1. That the sports cluster lights be eliminated. 2. That more ground level bunkers be used. 3. That down lights be used at the tee area. 4. That another lighting solution be reached instead of the 40-foot light poles. ARCHITECTURAL APPROVAL ITEMS Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0353. Application by the CITY OF PALM SPRINGS for architectural approval of streetscape program for Andreas Road, Sections 14 & 15. Planning Director stated that at the February 22 AAC meeting the project was reviewed informally and several significantly different comments were made from previous ones on the design. He stated that the area is a pedestrian linkage to the Convention Center and the AAC restudied the application to review the design as a pedestrian space with some parking removed, with a wide sidewalk, and removal of planters. He stated that the Redevelopment Agency is reviewing the entire block to the south for a parking structure and the overall block design concept should be coordinated with the design of Andreas before further plans are made. Commissioner Curtis commented that if the intent is pedestrian oriented, the area should be planted with trees and flowers and the asphalt removed and perhaps planters placed in the center of the street for integration with whatever structure is designed. Planning Director explained that Commissioner Curtis' concept should be explored and phasing employed; although parking is important to the area's merchants. February 24, 1988 PC MINUTES Page 5 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 3.0353 (Continued) Commissioner Curtis replied that if there is a parking structure, no parking is required. Planning Director replied that the parking structure is not yet built, but could be part of the phasing. Commissioner Olsen suggested a grassy area with benches, flowers, and trees similar to the area between the Desert Museum and the Desert Fashion Plaza. Redevelopment Planner stated that the concept is a glorified parking lot, since the City does not have the ability to close the street because of access easements and that parking is the key element. He stated that only a small amount of money would be spent in the black-topped area and that when the parking structure is built, the black-top will be retained for the area. Planning Director recommended that staff bring a short-term and a long-term plan for the Commission to review and compare. In reply to Commission questions, Redevelopment Planner stated that the property owners on the street have been notified and have approved the concept but do not want the street closed. Planning Director stated that the one-way/two-way street system question on Indian Avenue and Palm Canyon Drive does not relate to the plan. Commissioner Whitney stated that the plan does not encourage pedestrians because of traffic and parked cars. Planning Director explainedthat the plan will be restudied and brought back to the Commission. M/S/C (Curtis/Olsen) for a restudy, noting the following: That a more pedestrian-oriented concept be explored. MISCELLANEOUS ITEMS CASE 20.107. Application by PALM SPRINGS SPEED SAILING for Commission review of an aquatic park for sailing events and general recreation sail on the percolation ponds north of Highway 111 and south of the Southern Pacific Railroad (Reference County CUP #2963) . Planner (Evans) stated that the application is for a formal aquatic park with daily operation and recreation events when the ponds are filled and that the applicants are planning on approximately 10,000 people a day. He stated that there are 62 acres of parking (5800 cars) , and that the County Planning Departlient is requesting an EIR on traffic and infrastructure, but not on use. He stated that traffic impacts, particularly access off Highway 111, should be reviewed. In reply to Commission question, he stated that the plans are as they are shown on the board and that the applicant proposes to use existing road access, mobiles for offices, sea/land storage containers, and portable sanitation facilities. He stated that staff recommends that the applicants construct something permanent rather than having portables. February 24, 1988 PC MINUTES Page 6 MISCELLANEOUS ITEMS (Continued) CASE 20.107 (Continued) Commissioner Olsen commented that further review is needed since the area is a gateway to Palm Springs. Planner stated that the County is concerned about the issues, but the State will be concerned about access to Highway 111 and an EIR process will be lengthy. He stated that the County may not be concerned about the structures being modular and that the structures will be visible f0bm Highway 111. He recommended that the Commission endorse the County request for an EIR (which does not mean City approval of the project) . Commissioner Curtis asked whether or not the ponds were the primary source of drinking water for Palm Springs and Planner stated that it is the primary recharge area. Commissioner commented that this is a concern. Planner explained that the effect on drinking water is a prime concern to be studied and that if the ponds are classified as swimming pools, filtration becomes necessary and the County Health Department and Water Quality Control Board will become involved. M/S/C (Curtis/Olsen) endorsing the County's request for an EIR for an aquatic park (reference CUP 2963, Riverside County) . PUBLIC HEARINGS CASE 5.0463-PD-195 (Continued). 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 f t. 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) described the project stating that the Commission restudied it at the February 10 meeting and recommended the applicant address site plan and building design. He stated that the AAC recommended restudy at its February 22 meeting, although the Committee felt that the overall direction of the revised design was positive. He noted that the Committee recommended that the visitor entry be refined and parking, screening and curvilinear frontage road be considered, although some of the members expressed concern about the necessity for a frontage connection. He stated that the water element should be expanded, the southerly driveway redesigned to focus traffic to the entry, employee parking separated, and that the service area should be screened and the employee parking area refined. He stated that a pedestrian access to the employee entry should be added. Regarding the building design, he stated that the AAC felt that the direction of the building design was good, but that there should be refinement of the massing materials and architectural style. He stated, also, that the window elements should be refined, the flat plane of the building needs relief and, also, that the north, east and south elevations of the production area need refinement. He stated that tile and building materials also should be reviewed and that some portions of the north February 24, 1988 PC MINUTES Page 7 PUBLIC HEARINGS (Continued) CASE 5.0463 (Continued) building had been stepped which is an improvement and that the planter should be wrapped around the building for continuity. He stated that the general consensus is that the architect is making progress, but refinement is necessary. Commissioner Curtis asked whether or not the applicant understood the Commission and AAC direction. Planner replied that the Commission should state its concerns, since the applicant feels that the general concerns of the Commission have been addressed. Discussion continued regarding the north elevation. Planner stated that the north elevation has a long flat element for production and warehousing and that the AAC felt the wall needed to be more attractive although it will have large berms against the building. He stated that the dark line at the bottom of the building on the rendering is exposed aggregate and the base of the building is tilt-up concrete, not stucco. He noted that the building ends need termination that wrap around the building and give relief to the surface. He described the configuration further and stated that the entry way is recessed for depth and penetration. Commissioner Olsen commented that the building will be double in size when expansion are plans are built in the future. Planner stated that the volume on the roof and the expansion will be that of an airport hangar and the height will be 45 feet. In reply to Commissioner Whitney's questions, he stated that the windows are dark tinted in a grid system and perhaps the grid system is not integrating well with the building design. He stated that the columns in the front elevation are doors and that when the design is expanded, climate control must be maintained and the wall taken out after the expansion is finished. He stated that the AAC felt that the wall to be removed was of very expensive materials. Commissioner Edgmon stated that much of the expansion is on the same plane although landscaping and berming help, and that the sandblasted area did not enhance the design enough although the revised design is an improvement. Chairman declared the hearing open. Oza Bouchard of Christian and Bouchard Associates, project architect, stated that no final design was attempted by the firm, but design concerns were discussed with the AAC on February 22. He requested direction on the design, stated that he knew more work was needed, and that he would work with the Commission to arrive at a solution which meets the goals of the client. Commissioner Curtis suggested a meeting between the applicants and the AAC. There being no further appearances, the hearing was closed. Planning Director stated that since no protest from surrounding property owners have been received, the Commission could approve the Planned February 24, 1988 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) CASE 5.0463 (Continued) Development District and send the p project to Council with Commission's concerns and thoughts on the design since these need more study. Commissioner Hough commented that the application should be sent to the Council in total since there are so many concerns regarding the design of the architecture and the site plan. He stated that the applicant has done much work on the project, but the design had not changed very much. M/S/C (Whitney/Edgmon) continuing the application to March 9 with a restudy of the site plan and architecture, noting the following: The AAC received the revised site plan and building design and felt that although the overall direction was positive, the following concerns should be considered in a further restudy: A) Site Plan The the visitor entry area be refined and parking, screening and a curvilinear frontage road be considered. Several members expressed concern about the frontage connection and its necessity. The water element should be expanded. The southerly driveway should be redesigned to focus traffic to the the entry with employee parking becoming a secondary turning movement. The service/distribution area should be screened from view to visitors using the south driveway. The south employee parking area should be refined and the pedestrian area to the employee entry be added. B) Building Design That the direction of the building design is improved and that refinement of the massing, materials, and architectural style is encouraged. Concerns expressed about the north elevation of the office area were that the window elements need refinement; and that the flat plane of the building needs relief. The north, east and south elevations of the production area needs refinement and the additional relief should be added to these areas. Comments about building materials were favorable although several members expressed concern about the proposed tile and transition between materials. Additional terraced planters were encouraged. Chairman suggested a study session between the applicants, staff, and the AAC before the March 9 meeting. CASE 5.0462-GPA & 5.0459-PD-133. Initiation by the CITY OF PALM SPRINGS of a General Plan Amendment from "Professional" to "Resort Commercial" and to consider an application by MICHAEL HARRIS for a Planned Development District in lieu of a change of zone to C-1-AA to allow construction of a mixed use resort commercial complex including retail office and food services on the northeast corner of Ramon Road/El Cielo Road, "P" Zone, Section 18. February 24, 1988 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) CASE 5.0462-GPA & 5.0459-PD-133 (Continued) (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 General Plan Amendment and Planned Development District. Planner (Vankeeken) presented the case as described in the staff report (on file in the Planning Division) . Chairman declared the hearing open. Michael Harris, 600 Tahquitz Way, the applicant, stated that he had reviewed staff comments and accepted them and that he appreciated the Commission' s consideration of the project. Will Kleindienst, architect representing Chris Mills Associates, requested that the driveway be offset and that the centerline at the access on the El Cielo side to the south be allowed to stay at 200 feet. Planning Director stated that the Traffic Engineer would have to respond to the request and that the driveway is located where it is to be close in alignment to El Cielo. Mr. Kleindienst stated that the bus stop location was approved by the Traffic Engineer. Joan Harris, resident of the La Palme Condominium project on E1 Cielo and Ramon, voiced concerns about the driveway with the left turn south on El Cielo. She stated that if E1 Cielo ever has a median strip, traffic cannot go south anyway, that the driveway should be left turn only, and people should go north to Tahquitz for a better traffic flow. She inquired about the type of food services, since there are many empty stores and businesses currently. There being no further appearances, Chairman declared the hearing closed. Commissioner Olsen stated that offsetting a driveway causes accidents. Planning Director stated that he would review the driveway location with the Traffic Engineer and that the alignment is because there is a property line along the driveway. He stated that the driveway could be required to be aligned as a condition of the Planned Development District or could be offset a different way. He suggested resolving the issue at the final development plan stage. Commissioner Curtis stated that he felt the project was well-designed and he was surprised that residents of the Pueblo Sands Condominium Project on Ramon and El Cielo were not present, since the project is immediately next to the condominium walls. Planning Director commented that it is a one-story building and asked for direction on food services for the complex. He stated that food services February 24, 1988 PC MINUTES Page 10 PUBLIC HEARINGS (Continued) CASE 5.0462-GPA & 5.0459-PD-133 (Continued) 4 could be limited to uses listed on the plan, and that any future changes should be approved by the Planning Commission. Chairman commented that the type of restaurant makes no difference as long as it is not a drive-through. Commissioner Whitney stated that the location is close to the high school , on a dangerous corner and could endanger high school students if the food services appeal to the students. She recommended that no fast food be allowed. M/S/C (Curtis/Olsen; Edgmon/Neel abstained) ordering the filing of a Negative Declaration and approving the General Plan Amendment and Planned Development District in lieu of a change of zone, based on the following findings and subject to the following conditions: Findings 1. That a Resort Commercial complex is necessary or desirable for the development of the community; is in harmony with the various elements and objectives of the General Plan as amended 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, 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 in order to adjust said use to those existing or permitted future uses of land in the neighborhood. 3. That the site is served by Ramon Road and El Cielo Road (major thoroughfares) which are adequate in size to service the traffic to be generated by the proposed zone. 4. That the conditions to be imposed are deemed necessary to protect the public health, safety and welfare of the community. 5. That the proposed General Plan Amendment brings the subject land into conformance with the surrounding General Plan designations. Conditions 1. That detailed final development plans for each phase or building shall be submitted in accordance with Sections 9403.00 and 9404.00 of the Zoning Ordinance as each phase is implemented. 2. That all Development Committee Conditions shall be implemented. 3. That all mitigation measures of the Environmental Assessment shall be implemented. a. That the provisions of Chapter 70 of the Uniform Building Code blowsand abatement measure, as amended by the City, shall be complied with. February 24, 1988 PC MINUTES Page 11 PUBLIC HEARINGS (Continued) CASE 5.0462-GPA & 5.0459-PD-133 (Continued) �- b. City Engineering Division conditions require that the site accept and convey to an approved drainage carrier flood/or nuisance water 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. C. Due to the site's location immediately adjacent to the airport, the noise level impact will be minimal . Impacts from the lights can be mitigated through fixture type and location. d. Development of the Planned Development District is subject to the requirement and specifications of the final development plan. The uses allowed are either allowed by zone (C-1-AA) or may be considered under a Conditional Use Permit. e. That Ramon Road and E1 Cielo Road (major thoroughfares) are of adequate size to service the traffic to be generated by the proposed project. 4. That no fast food services are allowed. 5. That no drive-through restaurants are allowed. 6. That approval of liquor stores and cocktail lounges in the project be by CUP. 7. That the driveway alignment be resolved between the applicant and the Traffic Engineer. CASE 5.0467-GPA & 5.0450-CZ. Initiation by the CITY OF PALM SPRINGS of a General Plan Amendment from "Residential , L-4" to "Residential , M-15" for approximately 18.5 acres near the southwest corner of the intersection of Vista Chino/Sunrise Way and to consider an application by CHRIS MILLS for Culver Nichols for a change of zone from GR-5 to R-2 on 7.5 acres on the south side of Vista Chino Way west of Sunrise Way, GR-5 Zone, Section 11. (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 General Plan Amendment and Change of Zone. Planner (Williams) presented the staff report (on file in the Planning Division) including mitigative measures for the project. Commissioner Whitney asked for clarification on dollars mitigating sewer deficiencies. Planner stated that a sewer fund is established and the money will be placed in the fund and a parallel line or other measure implemented when warranted. Planning Director explained that in the 1981 Tribal Council zone changes, a study was prepared on density increases and the sewer system was found to February 24, 1988 PC MINUTES Page 12 PUBLIC HEARINGS (Continued) CASE 5.0467-GPA & 5.0450-CZ (Continued) be adequate except for the portion of a line along Sunny Dunes. He stated that a specific cost was established and the same figures are being used for the subject project. In response to Commissioner's Whitney's question, he stated that the density does not create an immediate sewer problem according to the study which has been reviewed by Engineering. Chairman declared the hearing open. Will Kleindienst, representing Chris Mills Architects, stated that he was present to answer questions. Anne Amato, resident of Ranch Club Estados south of the project, asked that the type of construction be clarified. Chairman stated that R-2 zoning is 142 d.u./acre which is the type of construction of the Ranch Club Estados. Mrs. Amato asked whether or not the complex would be brought to the boundary line and the project size. Planning Director stated that nothing specific has been submitted, but that senior housing is a possibility with approximately 100 units and that setbacks would be based on the height of the buildings and there would be 50% open space. He stated that the complex just touches the corner of the Ranch Club at the garages and the only view affected would be northwest. He stated that the property to the north has no application at the present, but is owned by Desert Hospital and the mass and size would be the same as the Ranch Club because it is also R-2 zoning, and that if density bonuses or low-income housing were �•— proposed, a public hearing notice would be sent to the property owners. Mrs. Amato stated that few people received the hearing notices for the February 24 meeting. There being no further appearances, Chairman closed the public hearing. Planner explained that the 72 acres outlined in red on the board is the area of the General Plan Amendment. M/S/C (Olsen/Curtis) ordering the filing of a Negative Declaration and approving the General Plan Amendment and zone change, based on the following findings and subject to the following conditions: Findings (General Plan Amendment) : 1. The proposed General Plan Amendment from Residential L-4 to Residential M-15 is consistent with existing land use patterns and not likely to be detrimental to surrounding uses or future uses. 2. The existing infrastructure can accommodate the proposed density without any adverse impacts based on the mitigation measures being implemented at the time of development. 3. The subject property is suitable for the uses permitted in the proposed designation in terms of access, size of parcel and ` relationship to similar or related uses. Findings (Zone Change) : February 24, 1988 PC MINUTES Page 13 PUBLIC HEARINGS (Continued) CASE 5.0467-GPA & 5.0450-CZ (Continued) -' 1. The proposed change of zone is necessary and proper at this time and is not likely to be detrimental to the adjacent property or resident. 2. The subject property is suitable for the uses permitted in the proposed designation in terms of access, size or parcel and relationship to similar or related uses. 3. The proposed Zone Change will not create any adverse environmental impacts, provided the mitigation measures of the environmental assessment and conditions of the General Plan Amendment are implemented. Conditions: 1. That the mitigation measures in the environmental assessment apply at the point of development. 2. That the vacant parcels be developed in accordance with the development standards of the R-2 Zone. 3. That the mitigation measures of the environmental assessment be implemented at the time of any development of the site. ., CASE 5.0468-GPA & 5.0453-PD-192. Initiation by the CITY OF PALM SPRINGS of a General Plan Amendment from "Planned Research and Development Park" to "Limited Multiple-Family Residential" and "Neighborhood Commercial" and to consider an application by the NEWPORT NATIONAL GROUP for a Planned Development District to allow a mixed use development including apartments and a light industrial office park on 55+ acres on the southeast corner of Gene Autry Trail/Vista Chino, M-1-P/W-M-17-P Zones, Section 7. (Commission response to written comments on Draft Negative Declaration; action. Responses included in staff report. ) Planning Director stated that the application has been before the City in many forms over four years, that there have been some significant changes, and the applicant has concurred with most of staff's recommendations. Planner (Williams) presented the staff report (on file in the Planning Division) , including mitigative measures and responses to Environmental Assessment comments. She stated that mitigative measures have been developed for impacts, including a traffic study, flood impacts, airport impact, and water resources; and that the Director of Community Development is concerned about the R-2 density and feels that any density bonus should meet established housing goals of the City for low and moderate-income families. She stated that the applicant is concerned about the "Airport Noise and Blowsand" designation on a portion of the property and requests that the "Industtrial" designation be left in place to be used for an industrial business park in the future, if the subject project is not �"'' built. February 24, 1988 PC MINUTES Page 14 PUBLIC HEARINGS (Continued) CASE 5.0468-GPA & 5.0453-PD-192 (Continued) Chairman stated that the Commission in the recent study session with applicant explained that the "Industrial" designation would be deleted. Planning Director stated that the applicants feel that it could be several years before the East Area Specific Plan (EASP) is developed, and that they want to be able to develop the bottom third of the property as an industrial park, if necessary. He stated that the concept would be to use final development plans to develop a portion as a business park with the "Airport" designation (which is a compatible use) extended to that portion. James Prock, 5962 La Place, Carlsbad, the applicant, requested the right to develop a business park, if the EASP is not developed within a reasonable time period. He stated that the 25% low-income provision is acceptable, provided there is flexibility in how it is configured and requested that the fire station "dot" be placed on property on the west side of Gene Autry Trail . He requested that the cost of the undergrounding of utilities be coordinated through the City. He also requested that the south driveway in the retail section remain for service to that section, and that street improvements be constructed on the subject property, not offsite. There being no further appearances, the hearing was closed. Planning Director reiterated six items of concern as follows: 1. Development of the Lower 28 acres. Could be reserved for future use d.,. as a business park with a specific list of uses placed in final development plans and with no application for a period of time while the EASP is being prepared. 2. Site Plan Flexibility. Staff is concerned that setting aside an area for low-cost housing would create an impact on that area and that the housing should be spread throughout the project so that no onus occurs in a particular area. The variety of income levels in the complex could be developed in conjunction with the Housing Division. 3. Fire Station. General Plan requires that land be set aside for a fire station. The station could be on another parcel or an alternative to the fire station could be developed, such as spri nkl eri ng of the housing or, if budget cuts become a reality, the possible deletion of the fire station. Staff would leave the designation as a potential fire station. 4. South Driveway. Problems can be solved in final development plans, although a median on Gene Autry makes the question moot. 5. Offsite Improvements. Should not be deleted since they are mitigative measures for offsetting impacts of substandard improvements. 6. Utility Undergrounding. Not an offsite requirement and can be resolved with the City. One of the lines may be 115 KV which is not �' required to be undergrounded. February 24, 1988 PC MINUTES Page 15 PUBLIC HEARINGS (Continued) CASE 5.0468-GPA & 5.0453-PD-192 (Continued) Chairman asked if the requirement for improvements 300 feet north of the project in the County were unusual . Planning Director replied that some of the improvements are installed and the cost could be reimbursed if an agreement with the County could be reached. Chairman stated that he did not think the applicant should be required to pay the cost without reimbursement. In reply to a question from Commissioner Curtis, he stated that the Traffic Engineer feels that it is necessary to have improvements to the west side of Gene Autry because of traffic conflicts. In reply to Commission Olsen's question, Planning Director stated that the project will generate 5,000 trips a day from the residential section, that there are 12,000 cars a day presently on Gene Autry and 16,000 on Vista Chino, and that a traffic increase of 33% would be generated by the complex. He stated that a condition in final development plans should be that no business park development take place for 12 to 18 months, in order that staff can develop the EASP. Mr. Prock stated that the residential portion of the project would be built first and the commercial second. Commissioner Curtis stated that the southern portion of the project should be accommodated and that the overall project concept is acceptable. M/S/C (Curtis/Neel ) ordering the filing of a Negative Declaration and approving the General Plan Amendment and Planned Development District based on the following findings and subject to the following conditions: Findings (General Plan Amendment) : 1. That diversifying the land use types on the General Plan for the subject property is appropriate given the oversupply of industrial property throughout the community. 2. That the commercial/residential/business park uses requested are initially compatible with the direction the Planning Commission has requested for the area east of the airport. 3. That the specific plan (EASP) for the overall area east of the airport has not yet commenced. 4. That residential density increases in General Plan designation have consistently been reserved for projects meeting identified General Plan Housing Element needs, particularly for low and moderate-income households. 5. That prior to the property being designated "Industrial", the overall 75 acre subject property was designated "Airport Noise and Blowsand" which allowed a maximum 3.5 du/acre which would have yielded 263 units if approved under a Condition Use Permit. February 24, 1988 PC MINUTES Page 16 PUBLIC HEARINGS (Continued) CASE 5.0468-GPA & 5.0453-PD-192 (Continued) 6. That using the previous density and applying a 25% density bonus would result in a 329 unit potential . 7. That allowing 500 units on the property would constitute a 90% density increase over an assumed 3.5 du/acre basis. Implementation Measures for General Plan: 1. That a floating "dot" be used to identify a neighborhood shopping center designation. 2. That a floating "dot" be used to identify a multiple-family housing site of up to 500 units, including 25% for low-income families. 3. That the industrial designation be removed. 4. That an "Airport" designation be used as a base land use for the remainder of the property. 5. That the lower 28 acres be designated as "Business Park" ("Industrial" deleted) with no applications accepted until the EASP is prepared. Findings (Planned Development District): 1. That a Planned Development District in lieu of a change of zone for this type of land use is the proper application authorized by the Zoning Ordinance. 2. That the site is adequate in size, shape, and area to accommodate the proposed land uses. 3. That surrounding streets and infrastructure have sufficient capacity to serve the project provided the mitigation measures of the environmental assessment are implemented. 4. That the proposed development is consistent with the General Plan and its objectives. 5. That the proposed development is compatible with surrounding land uses, is not likely to cause any detrimental effects, and is appropriate at this time. Conditions: 1. That all recommendations of the Development Committee be implemented. 2. That all mitigative measures outlined in the environmental assessment be implemented. 3. That 25% of the housing units be reserved for low-income families with rental guidelines to be approved by the Economic Development and Housing Division as part of the final development plans. February 24, 1988 PC MINUTES Page 17 PUBLIC HEARINGS (Continued) CASE 5.0468-GPA & 5.0453-PD-192 (Continued) 4. That the development participate in an assessment district to hard line the Whitewater Channel levee if such a district is formed. 5. That the project shall participate in the implementation of the Mid- Valley Parkway to the extent it abuts the project. 6. That a reimbursement agreement with the County properties be developed for offsite street improvements. 7. That an irrigation easement and non-suit covenant be recorded on the property. Commissioners Curtis and Whitney left the meeting. PUBLIC COMMENTS None. 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. Application by DESERT HOSPITAL for architectural approval of landscape, irrigation and exterior lighting plans for parking lot and helipad on Paseo El Mirador, between North Indian Avenue/Via Miraleste, R-4 Zone, Section 11. Planning Director stated the AAC recommended approval of the landscape design, of the helipad, and parking lot "B" and that the helicopter flight path should be discussed. Planner (Patenaude) presented the landscape plan on the board and stated that additional shade trees will be added to the sidewalk plan per AAC recommendations. Because the helipad will be elevated 5 feet above the surrounding surface, turf with a rock scape around the outer edge, he stated that trailing plants are being investigated since flowers would be blown away by the wash of the helicopters. He stated that a flight path has been prepared with a primary approach to the west of the helipad and to the southwest of the hospital parking lot, then to the Palm Canyon/Indian Avenue corridor, flying both to the north and to the south. He stated that the alternate would be to the north following Mel and then to the corridor which would bypass the single-family residential neighborhoods to the east. He stated that the multi-family residential and apartment projects on Mel would be overflown and that most of the flights would use the primary pattern with the alternate being used only when the primary was in service. February 24, 1988 PC MINUTES Page 18 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 5.0421-PD-185 (Continued) Commissioner Hough stated that the primary path would be used according to weather conditions. Robert Silberstein, 486 The Palms, adjacent to the proposed helipad, asked if the approval were just the lighting and the helipad. Chairman stated that the hospital is informing the Commission of the preliminary approval of the flight path. Mr. Silberstein stated that he was opposed to the plan and asked about lights on the helipad. Planner stated that the lighting is activated by the helicopter and are landing lights only. He stated that perimeter lights are to be located around the pad. Chairman stated that the lights shine directly up to the sky to define the landing area. Mr. Silberstein questioned the effect on neighboring homes. Planner explained that the lights are aimed upward. Mike Fontana, hospital planner, stated that the lights are flushed mounted and are only seen from above with no light spillover. Chairman stated that the parking lot lights are like those now at the hospital . Planning Director stated that there are no floodlights on the parking lots. Mr. Silberstein asked about the lighting effect on the skyline. Planner explained that the parking lot lights are required to be contained on the hospital property. Mr. Silberstein objected, stating that the lights are adding "insult to injury" and that legal action will be filed. Vince Dundee, 455 The Palms, questioned the flight path from the north. Chairman explained that it would be down the Indian Avenue and Palm Canyon corridor, approaching the hospital ; that use of the path to the north would be according to weather conditions; and that the helicopters will be flying over the hospital parking area. He stated that the Palm Springs Regional Airport determines the routing. Planning Director stated that once the flight path is adopted by the FAA, it will be encoded and carriers will be alerted to use the primary path unless it is in service. He stated that once the route is encoded, the tower is in contact with the helicopter. Mr. Dundee stated that the tower closes at 11 p.m. Commissioner Hough stated that some flights will arrive after 11 p.m. , but that the helicopters will still have the encoded flight path to follow. February 24, 1988 PC MINUTES Page 19 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 5.0421-PD-185 (Continued) -� Planning Director stated that the flight path plan is being submitted to the FAA and CalTrans and if there are additional concerns, they will be forwarded to the FAA and brought back to the Commission, in another hearing, if the Commission is not aware of the alterations. Chairman stated that if the pattern is changed, the Commission will start over again in its review. Mr. Dundee questioned whether or not the Commission were interested in alternative flight paths to mitigate damages. Chairman explained that the route has been resolved with airport input and have taken months. Mr. Dundee stated that he was giving the Commission a chance to mitigate damages. Marie Cooper, 475 The Palms (300 feet from the helipad), stated that the last two weeks have been noisier than the b months prior and that she had been living in the City 13 years. She stated that the prospect of the helipad has lowered property values causing an undesirable element in the neighborhood and that there have been rapes and a murder recently. She asked to whom she could turn to voice complaints. She also asked that if the trauma center were closed, if the neighborhood would be forced to endure the helipad or if it could be eliminated. Mike Fontana stated that he could not say that the helipad would be eliminated. Planning Director stated that it would be used for emergency purposes only. Mr. Fontana stated that the emergency room has 24-hour service and a trauma center, but the center also has surgical team specialists on-call within 15 to 20 minutes and that there are still reasons to land a helicopter for emergency purposes. Mrs. Cooper stated that the airport is five minutes away and if specialists require 15 to 20 minutes to reach the hospital , the helicopter should land at the airport. She stated that residents are trying to sell their homes, if they can. Mr. Dundee stated that he was under the impression that the trauma center is the reason for the helipad, and that he is now being told that the helipad will be used even if there is no trauma center. Chairman reiterated that the use is for emergency purposes only. Mr. Dundee reiterated that the helipad was presented as a necessity for the trauma center. Mr. Fontana stated that the hospital is operating both a trauma center and an emergency room so that he did not see what the furor is about if the trauma center is retained. February 24, 1988 PC MINUTES Page 20 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 5.0421-PD-185 (Continued) �-' Commissioner Olsen described his adventures with the search and rescue team in saving of a badly injured boy and rescuing him from a cliff in Tahquitz Canyon. He stated that if the helicopter had not been used to save him, the boy would have died; and admonished people in the audience for criticizing the helicopters when they are often a lifesaving necessity. M/S/C (Neel/Olsen; Curtis/Whitney absent) approving the application, subject to the following condition: That design of the parking lot shall be subject to the provisions of Section 9306.00, including parking lot shading. Chairman Lapham left; Commissioner Olsen presided. CASE 3.0335. (Continued) Application by JOE DACOSTA for architectural approval of single-family hillside residence on Girasol Avenue between Cabrillo Road/N. Racquet Club Road, R-1-C Zone, Section 3. Planning Director stated that the applicants for the subject single-family residence have requested reconsideration of the restudy action of the Commission. Anthony Araiza, project architect, representing the applicant, gave a history of the project stating that a topo was prepared per Planning Commission direction, was provided to the Division, and that a representative of staff stated that the area was not hillside and only Building Division requirements were necessary. He stated that a member of the Engineering Division prepared house plans which did not satisfy the Building Division, that he was asked to help, that Engineering found that the lot could not be filled because of the slope and directed that the house be redesigned to follow the contour of the property (which was done), that after that the Planning Division told him that the house is in an architectural area and an architectural approval application was necessary (which was submitted) , that the design was not received well by the AAC and a restudy was recommended. He requested direction from the Commission to develop and acceptable design and stated that the applicant has been trying for two years to complete the project. Commissioner Olsen read the AAC conditions and stated that they were specific. Mr. Neel asked if the problems could be resolved with staff. Planner (Vankeeken) showed the pads of the adjoining homes on the display board. Commissioner Hough explained that it is not in the Commission's purview to redesign a house or make aesthetic recommendations. Mr. Araiza stated that a member of his staff had taken notes at the AAC meeting and felt that there was no definite direction. Mr. Araiza was given a copy of the AAC minutes and Commissioner Edgmon stated that the recommendations of the Committee were specific and not as negative as Mr. Araiza thought. February 245- 1988 PC MINUTES Page 21 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 3.0335 (Continued) Mr. Araiza stated that the specifics could be addressed as recommended by the Planning Commission, that the neighborhood is low- to medium-income, and the subject house may be overbuilt, and that he would address the specific recommendations and return to the AAC. Commissioners Edgmon and Olsen stated that the column size should be increased. No more action was taken. NB: Planning Director stated that the history of the processing of the house was not exactly as Mr. Araiza indicated. MISCELLANEOUS ITEMS (Continued) CITY COUNCIL ACTIONS. Update of City Council actions. No report was given. COMMISSION/STAFF REPORTS OR REQUESTS. Vegetable stands at Vista Chino and Gene Autry. Illegal stand with homemade signs set up on weekends. Planning Director stated that if the City sees it, the operators will be told to cease the operation. ADDED STARTERS. None. ADJOURNMENT There being no further business, Commissioner Olsen adjourned the meeting at 4:50 p.m. rLARMG DIRECTOR MDR/ml WP/PC MIN PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall March 9, 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 13 2 Hugh Curtis X 15 0 Martha Edgmon X 13 2 Brent Hough X 14 1 Earl Neel X 14 1 Gary Olsen X 14 1 Barbara Whitney X 13 2 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Douglas Evans, Planner Margo Williams, Planner Mary E. Lawler, Recording Secretary Architectural Advisory Committee - March 7, 1988 Chris Mills, Chairman Absent: Barbara Whitney, Alternate Martha Edgmon, Alternate Gary Olsen, Alternate William Johnson • Tom Doczi Will Kleindienst Mike Buccino Brent Hough Chairman called the meeting to order at 1 :30 p.m. M/S/C (Curtis/Hough) approving minutes of February 24, 1988 with the following corrections: Page 20, first paragraph; (Case 5.0421-PD-185) : Change "adventures" to "operations". ADMINISTRATIVE NOTE: There were no Tribal Council comments. •