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HomeMy WebLinkAbout1988/03/23 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall MARCH 23, 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 14 2 Hugh Curtis X 16 0 Martha Edgmon X 14 2 Brent Hough X 15 1 Earl Neel X 15 1 Gary Olsen X 15 1 Barbara Whitney X 13 3 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 Ken Feenstra, Redevelopment Director John Terell , Redevelopment Planner Mary E. Lawler, Recording Secretary Architectural Advisory Committee - March 21, 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. Minutes of March 9, 1988 will be approved at the adjourned meeting of March 29. MARCH 23, 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 (Edgmon/Olsen; Whitney/Neel absent) taking the following actions: CASE 3.0191 (Continued) . Application by GREAT AMERICAN MINI STORAGE for architectural approval of gate material for office/warehouse buildings on Farrell Drive/Research Drive, M-1-P Zone, Section 12. Restudy noting the following: That an open metal gate that is well designed be presented. CASE 3.0335 (Continued) . Application by JOE DACOSTA for architectural approval of revised plans for single-family hillside residence on Girasol Avenue between Cabrillo Road/N. Racquet Club Road, R-1-C Zone, Section 3. Continued to April 13 pending receipt of revised plans. SIGN APPLICATION (Continued) . Initiation by the CITY OF PALM SPRINGS for architectural approval of a freestanding readerboard sign for scheduling of City events to be located in the Sunrise Plaza in front of the Braille Institute, 0 Zone, Section 13. Continued to April 13 pending receipt of revised plans. CASE 3.0329 (MINOR) . Application by PALM SPRINGS DEAUVILLE HOA for architectural approval of wrought iron gates, awnings, ceiling fans and screen doors for Deauville residential condominium project at 500 E. Amado Road, R-4 Zone, Section 14. Approved subject to the following conditions: 1. That the awning structural attachment detail be submitted to staff for approval . 2. That the awning have a fixed angle which follows the angle of the fin wall . 3. That the awning project no further than the short end wall of the balcony. 4. That the scallops match existing awnings. MARCH 23, 1988 PC MINUTES Page 3 CASE 3.0361. Application by ROBERT NEILL for architectural approval of a single-family hillside residence on Araby Drive between Palo Verde/Cholla Place, R-1-B Zone, Section 25. (Reference Case 7.690-AMM.) Restudy noting the following: 1. That the front entry/relocation of door and access be restudied. 2. That landscape material integrate with the architecture. 3. That elevations show location of stairway, correct ridge lines and revised window treatments. 4. That the mansard roof on garage be deleted. 5. That a rolled parapet detail be used. 6. That Barrel roof tile with mud be used. CASE 3.0363 (MINOR). Application by BMW OF PALM SPRINGS for architectural approval of removal of fascia on three sides of building at 4057 E. Palm Canyon Drive, C-2 Zone, Section 30. Restudy noting the following: 1. That the existing metal panels be repaired or that an alternate material be proposed to replace the metal . 2. That architectural plans accompany the revisions. CASE 3.0364 (MINOR) . Application by WESTAR for architectural approval of repaint/new colors at Racquet Club Center, 2400 N. Palm Canyon Drive, PD-113, Section 3. Approved as submitted. CASE 3.0367 (MINOR) . Initiation by CITY OF PALM SPRINGS REDEVELOPMENT AGENCY for architectural approval of redesign of Morrison parking lot at 425 N. Palm Canyon Drive, CBD Zone, Section 15. Approved subject to the following conditions: 1. That the walkway have a sense of entry. 2. That trees be added to the middle planter. 3. That final landscape plans be submitted for review. MARCH 23, 1988 PC MINUTES Page 4 ITEMS REMOVED FROM THE CONSENT AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. Commissioner Neel entered. CASE 3.0305 (REF. CASE 5.0438-MISC) . Initiation by the CITY OF PALM SPRINGS of final landscape, exterior lighting and irrigation plans for the Airport loop road and parking lot, A Zone, Section 18. Planning Director explained that the AAC recommended approval with three dissenters who felt one wall was too high; that the wall was designed to screen cars; and that the proposal meets City parking and lighting standards. In reply to Commission question, he stated that he had not heard of any proposals for the southerly portion of the airport property on El Cielo. He stated that landscaping along and behind the wall would discourage children from climbing over the fence; that the design concept is to screen cars in parking lots and focus drivers' attention without distraction to the exits for parking and terminal access. He stated that another purpose was to make the entry a high presentation one. Dave Hamilton, landscape architect, Palm Springs, stated that the height for most walls is four feet 10 inches which is only 10 inches over the code but the height is necessary for screening cars. He explained that the wall height is the only issue on the project and noted that the walls are brown split-faced block on the exposed side. He stated that split faced block also surrounds the fountain, that the benches are gray, and the plaza deck is green moving into ochre brown. Commissioner Hough stated that he voted in favor of the project at the AAC, but after some thought and measuring of vehicles he feels that the wall is too high; that the berming on the outside blocks the view of the cars from people not going to the airport; and that in a standard size car passengers will not be able to see over the 5 foot wall running south to east. Commissioner Curtis asked about the wall height and mounding. Mr. Hamilton explained that the wall is 4 feet 10 inches and mounding of 4 to 5 feet which screens the parked cars from El Cielo; and that at the Airport only plant materials and shining metal cars will be seen if the wall is removed, which would be a mistake. He explained that the loop road is treated as a City street and the treatment depicted was envisioned at the beginning of the plans. Commissioner Curtis stated that the wall is a high barrier. Mr. Hamilton stated that the wall should be reviewed in context with the scale of the project; that plantings soften it; that it is not a barrier, and will be infinitesimal on the large site. MARCH 23, 1988 PC MINUTES Page 5 CASE 3.0305 (Continued) Chairman stated that the wall is jointed and if it is found to be too high in the future, two courses of block can be removed. Mr. Hamilton stated that the wall is a retaining wall at the plaza, that behind the mounding is a freestanding wall , and that the bikepath has retaining walls which are 419" to lift off the street and mounding only at the plaza area. He stated that there is 15 to 25 feet of flat plane before the planter at the base of the wall , then a 416" to 4'8" wall height with plants behind it, then the parking lot; and that the wall height is measured from the top of the curb. Commissioner Hough commented that he drives on the road which is 6" lower. Mr. Hamilton commented that all the discussion was about 12 to 15 inches of wall . Planning Director stated that the loop road is higher than E1 Cielo. Commissioner Edgmon complimented the architect for accomplishing a well designed landscape project with few issues for such a large project. Planning Director explained that staff has no problem with the wall height and that it accomplishes the screening. Chairman reiterated that if the height creates a problem, courses can be removed and that he understood the concern of the Commission about the .. maze created, but the problem is readily solved. M/S/C (Curtis/Neel ; Whitney absent; Hough dissented) approving the application as submitted. CASE 3.0356. Application by ROBERT GARDNER for architectural approval of single-family residence at 950 E. Azalea Circle, W-R-1-B Zone, Section 35. Planner (Evans) stated that the AAC found the site plan and elevations acceptable but recommended that the roof be restudied and that the AAC did not know if the roof plans were accurate, and stated that the appli- cant is in the audience and has additional exhibits. He described the location of the house stating that it would be very visible until the subdivision is completed. Curt Gardner, project architect, stated that the style is Spanish Contemporary; and that the eaves are large to compensate for the ridge line. He showed photographs to the Commissioners. Planning Director explained that the architect owns a truss company and is more technically involved than is normally typical . Mr. Gardner stated that the tile is concrete with no mortar joint and the fascia is wood. Planner explained that the roof tile is "S" tile. i MARCH 23, 1988 PC MINUTES Page 6 CASE 3.0356 (Continued) Commissioner Hough stated that the AAC felt that the tile is not a problem, but that the roof would not work. Chairman stated that the presentation is a graphic, not a technical , problem. Commissioner Hough explained that the AAC felt that the roof should be reviewed. Commissioner Edgmon agreed stating that she needed better graphics to visualize the roofline. Commissioner Curtis stated that a more expensive barrel tile, not "S", should be used and that he would like further review of the application since it is difficult to see how the roof line is designed. Mr. Gardner explained that the mortar the gives too much Spanish flavor to the Spanish/Contemporary home. Commissioner Curtis suggested that the house either be made Spanish totally or not at all . M/S/C (Olsen/Edgmon; Whitney absent) for a restudy of the application noting the following: 1. That the front entry/relocation of door and access be restudied. 2. That landscape material tie in with the architecture. 3. That elevations show location of stairway, correct ridge lines and revised window treatments. 4. That the mansard roof on the garage be deleted. 5. That a rolled parapet detail be used. 6. That Barrel roof tile with mud be used. PUBLIC HEARINGS CASE 5.0465-CUP. Application by MICHAEL NAIMAN (NAIMCO INC.) for a con- ditional use permit to add kitchens to a 16-room hotel at 1433 North Indian Avenue between Stevens Road/Camino Monte Vista, R-3 Zone, Section 10. (Commission response and written comments on draft Negative Declaration; no comments; action.) Recommendation: That the Commission order the filing of a Negative Declaration and approve the Planned Development District subject to con- ditions. Planner (Williams) presented the staff report (on file in the Planning Division) . She stated that the North Palm Canyon Project Area Committee recommended approval to allow the property to be occupied and also MARCH 23, 1988 PC MINUTES Page 7 CASE 5.0465-CUP (Continued) recommended that the parking area in front be removed and replaced with landscaping. She stated that there is a building permit for individual meters, but staff recommends operation off a single meter to avoid rental of the units as apartments.' Chris Mills, 121 S. Palm Canyon, project architect, stated that his client takes issue with only one condition - that of removal of the 16 new meters and replacing the units with one meter. He stated that the applicant is requesting an alternative such as registering the meter in one name (the applicant' s) . He commented that the footprint would not change with the addition of kitchens and that the boarded up windows will be replaced and a face lift and landscaping will be done on Indian Avenue. He stated that the building is now unoccupied but the meters have been installed with a building permit which prompted the Commission review, that the project is a hotel and so stated on the application, and that the meters could be visually screened. He stated that the size of . the two small units would be increased by removing walls from the larger units, and an application made to the building department. He noted that the owner is willing to keep the units in his name, but enforcement is a question. Assistant City Attorney reminded the applicant that if a guest stays more than 30 days he will be subject to the rent control ordinance which is part of the Municipal Code. Jim Shaw, 120 W. Vereda Sur, neighbor of the project, stated that if the project becomes an apartment there will be more parking problems in an �-- area already impacted by parking. He asked if the City can control the use of the property. Planning Director explained that the City cannot control the rental of the hotel currently; that the issue has been explored with the City Attorney; that a guest can go to any hotel in town and stay for months; and this issue is the reason staff is recommending that the 16 meters be removed and one meter only used. Mr. Shaw stated that the construction of kitchens indicates long-term rental; that there is no parking space on the property; and that the suite hotels with kitchens are expensive and have private vehicle parking. He stated that longer stays lose tax revenue and that the hotel property is ugly, but should be run as a hotel or demolished, but no problems should be added to the area. He stated that he would oppose the application at the Council level , and that a meter in the owner' s name does not help the problem since the expense would be charged to the tenants. Michael Naiman, San Diego, the applicant (rebuttal ), stated that his firm has foreclosed on the property after an AIDS Hotel was proposed by the previous owner and the AIDS use was discontinued. He stated that his firm wishes to renovate the property and bring revenue to the City. He requested approval . In reply to Commission question, he stated that there has been inadequate parking since the hotel was built in the MARCH 23, 1988 PC MINUTES Page 8 CASE 5.0465-CUP (Continued) 1940's; that the plan for separate meters was in operation when his firm foreclosed on the property; that his firm will market the building since it is in not in the business of property holding although he manages all kinds of properties. Commissioner Edgmon commented that Mr. Naiman could not speak for future owners. Mr. Naiman stated that he would have to show income for a new owner as a reality. Chairman stated that there has never been parking space on the property and the Commission has a choice - either to let it run down further or renovate it. He stated that he agreed that one meter should be used. In reply to Commission question, Planning Director stated that the asphalt area on Indian could not be landscaped and also maintain the existing substandard parking spaces. Commissioner Edgmon suggested an option of renovating without kitchens. She stated that she had concern about the kitchens. Chairman stated that the application is for kitchens since if the appli- cant were just renovating the building without kitchens no CUP would be required. Commissioner Curtis stated that he also had a problem and that the pro- posal will not help the City and will intensify parking. He suggested that the project be done correctly and that the Redevelopment Agency be involved. M/S/C (Edgmon/Curtis; Whitney absent; Olsen/Lapham dissented) denying CUP 5.0465. CASE 5.0466-PD-196. Application by MEL HABER ENTERPRISES, INC. for a Planned Development District to allow construction of 104-unit luxury apartment project including a 44 ft. building height at the west end of Tahquitz Drive, 0-20/R-2/R-3 Zones, Section 15. (Commission response to written comments on draft Negative Declaration; no comments received; action.) Planner (Evans) presented the staff report (on file in the Planning Division) and stated that the applicant is requesting several deviations from the ordinance - building height of 452 feet with setbacks which deviate from the highrise ordinance; an eight-foot high wall on the east and south property lines; lighted tennis courts that do not comply with the setbacks and carports that encroach into the setbacks. He stated that the density meets requirements, that the 720-foot length envelops the major portion of the site, that the open space will increase from the present 68%, that the units will be 1800 square feet with rents up to $4,000 per month. He explained that residences located off Tahquitz Drive, Tahquitz Way and a multi-family residential project south of the property will have view obstructions, although in some instances less than could be obscured by right-of-zone development. He stated that the MARCH 23, 1988 PC MINUTES Page 7 CASE 5.0465-CUP (Continued) recommended that the parking area in front be removed and replaced with landscaping. She stated that there is a building permit for individual meters, but staff recommends operation off a single meter to avoid rental of the units as apartments. Chris Mills, 121 S. Palm Canyon, project architect, stated that his client takes issue with only one condition - that of removal of the 16 new meters and replacing the units with one meter. He stated that the applicant is requesting an alternative such as registering the meter in one name (the applicant' s) . He commented that the footprint would not change with the addition of kitchens and that the boarded up windows will be replaced and a face lift and landscaping will be done on Indian Avenue. He stated that the building is now unoccupied but the meters have been installed with a building permit which prompted the Commission review, that the project is a hotel and so stated on the application, and that the meters could be visually screened. He stated that the size of the two small units would be increased by removing walls from the larger units, and an application made to the building department. He noted that the owner is willing to keep the units in his name, but enforcement is a question. Assistant City Attorney reminded the applicant that if a guest stays more than 30 days he will be subject to the rent control ordinance which is part of the Municipal Code. Jim Shaw, 120 W. Vereda Sur, neighbor of the project, stated that if the project becomes an apartment there will be more parking problems in an area already impacted by parking. He asked if the City can control the use of the property. Planning Director explained that the City cannot control the rental of the hotel currently; that the issue has been explored with the City Attorney; that a guest can go to any hotel in town and stay for months; and this issue is the reason staff is recommending that the 16 meters be removed and one meter only used. Mr. Shaw stated that the construction of kitchens indicates long-term rental ; that there is no parking space on the property; and that the suite hotels with kitchens are expensive and have private vehicle parking. He stated that longer stays lose tax revenue and that the hotel property is ugly, but should be run as a hotel or demolished, but no problems should be added to the area. He stated that he would oppose the application at the Council level , and that a meter in the owner' s name does not help the problem since the expense would be charged to the tenants. Michael Naiman, San Diego, the applicant (rebuttal ) , stated that his firm has foreclosed on the property after an AIDS Hotel was proposed by the previous owner and the AIDS use was discontinued. He stated that his firm wishes to renovate the property and bring revenue to the City. He requested approval . In reply to Commission question, he stated that there has been inadequate parking since the hotel was built in the MARCH 23, 1988 PC MINUTES Page 9 CASE 5.0466-PD-196 (Continued) eight-foot high wall is intended for privacy, and security, that the AAC recommended a review of the wall height during final development plan stages and that in a previously approved project on the site (Cadillac Fairview) staff recommended that the eight-foot high wall not be approved and the Commission overruled staff and approved it. He stated that staff feels that plants and trees inside the wall may obscure the view more than the wall itself, that a solution to hillside drainage must be found and that the plan will be reviewed by the Commission. He explained that there are cultural resources on the site, including the old Tahquitz flume built in the 1880's which has been recommended for retention by the Historic Site Preservation Board, that the applicants will leave 70 feet of the flume, and that staff recommends an easement back to the old rock wall for public viewing. He explained that artifacts and the indian cemetery have not been identified currently, but that the Tribal Council requests continuance to research the issue before the April 13 meeting, and that years ago he met onsite regarding the Cadillac-Fairview proposal with members of the Tribal Council , and they accepted the mitigation measures but the present Council wants to review them. He noted that several letters have been received, both in favor and opposition (on file in the Planning Division) . He stated that those in opposition feel that there would be view obstruction due to the height of the buildings, that the project has inadequate setbacks, that there will be an increase in traffic, a lack of marketability, destruction of the wildlife habitats, and noise from the tennis courts; and those in favor state that the project is supportable with minor changes. He stated that staff received a call from AAC member Will Kleindienst who lived in the neighborhood and currently has an office in `�- the area, and that Mr. Kleindienst stated that he voted for the project, but after he thought about the AAC recommendations, he feels that substantial redesign is necessary and is requesting a field trip by the Commissioners and the AAC to view the site and to understand the effect of a 44-foot building height. He explained that Mr. Kleindienst indicated he would change his "yes" vote and that staff recommends continuance to April 13 because of a noticing problem in which two property owners adjacent to the site did not receive their notice, although the intent of the noticing has been fulfilled since the applicants were sent notices and know of the hearing. He stated also that staff recommends continuance because of the Tribal Council request and because of a field trip by the AAC and Commission, and also because that engineering conditions just received need refinement. He asked for Commission direction on land use questions. Commissioner Hough stated that the vote by the AAC was 6-0 for the architecture and 6-0 for the land use. In reply to Commission question, Planning Director stated that the Desert Museum is approximately 35 feet high and was not approved under the Highrise Ordinance. Planner stated that the six-foot high wall on the north property line would require removal of the old rock wall and that staff is recommending that the rock wall be retained and the new wall moved back 15 to 20 feet. Planning Director explained that in the noticing the word "West" was left off West Tahquitz Drive for one of the notices and the post office sent it back to the City and that the second noticing problem was that MARCH 23, 1988 PC MINUTES Page 10 CASE 5.0466-PD-196 (Continued) the primary address on the tax role was a bank in Los Angeles, and that the two properties will be renoticed. Chairman declared the hearing open. Mel . Haber, 700 West Stevens Road, the applicant, stated that the property is 12 blocks from the Fashion Plaza and the project impacts only a few people, that open space has been maximized, that development by right of zone could be more severely impacting, that the development will be a first-class, high clientele rental , that there will be 90 apartment units, that there are no high-end apartment units in the City, although it is a common practice in the East, and that there is a tremendous market for this type of property. He stated that people have contacted him who would like to live in a complex in which they would feel secure, that a bellman would be available to bring in food for the residents from 25 restaurants in the area, and that the apartments would rent at approximately $3500 per month. He stated that the project covers 21% of the property and would be expensively landscaped, and requested consideration by the Commission. He stated that the AAC recommended a fifth floor in the center of the project and stepping down to the property lines, but that he feels the building is pleasing as it is. He explained that he took inspiration from the Tennis Club and Desert Isle for design of the project and that the clean simple look is what he desires, but that he would be open to constructive suggestions. Iry Green, 421 Santa Rosa, associate of the applicant, stated that, if there were 104 units there would be 208 underground parking spaces, that �-- the units would have 9-inch thick floors for soundproofing, and that balconies have been recessed for sun control . He stated that air conditioning would be provided by a combination of ponding to bring the ambient temperature down and a cooling tower, and that the only other element on the roofs would be elevator towers 2 to 3 feet above the roof line. He stated that the materials used on the project will blend into the mountain and that there would be no glare for people living above the roof line. He stated that three cars could fit into the 27-foot parking module for each unit and there is a vertical fin three feet from the end of the balconies to break up the horizontal building line. He stated that the colors used on the building will make the building appear softer and that the AAC suggestion to add a fifth story in the center and stepping the building for a softer appearance could be considered. He noted that a pedestrian walk within the complex (suggested by the AAC) is a good idea, that drainage problems can be resolved by joining an Assessment District on Arenas, that the pool could also be used as a retention pond, and that the flume would be protected. He suggested that the Commission review the condition of the rock wall onsite because it should be rebuilt to restore its condition and give it character and that the use is the best for the property and better than a 350-room hotel built by right-of-zone which would be far more impacting. He requested approval of the project as it is designed and requirements made for mitigation to be reviewed by the Commission. He stated that he would meet with the Tribal Council to satisfy its requirements and stated that undue delay is inequitable. Albert Frey, 686 Palisades, requested approval of the project since the property is in a blighted condition at the present time. He stated that MARCH 23, 1988 PC MINUTES Page 9 CASE 5.0466-PD-196 (Continued) eight-foot high wall -is intended for privacy, and security, that the AAC recommended a review of the wall height during final development plan stages and that in a previously approved project on the site (Cadillac Fairview) staff recommended that the eight-foot high wall not be approved and the Commission overruled staff and approved it. He stated that staff feels that plants and trees inside the wall may obscure the view more than the wall itself, that a solution to hillside drainage must be found and that the plan will be reviewed by the Commission. He explained that there are cultural resources on the site, including the old Tahquitz flume built in the 1880's which has been recommended for retention by the Historic Site Preservation Board, that the applicants will leave 70 feet of the flume, and that staff recommends an easement back to the old rock wall for public viewing. He explained that artifacts and the indian cemetery have not been identified currently, but that the Tribal Council requests continuance to research the issue before the April 13 meeting, and that years ago he met onsite regarding the Cadillac-Fairview proposal with members of the Tribal Council , and they accepted the mitigation measures but the present Council wants to review them. He noted that several letters have been received, both in favor and opposition (on file in the Planning Division) . He stated that those in opposition feel that there would be view obstruction due to the height of the buildings, that the project has inadequate setbacks, that there will be an increase in traffic, a lack of marketability, destruction of the wildlife habitats, and noise from the tennis courts; and those in favor state that the project is supportable with minor changes. He stated that staff received a call from AAC member Will Kleindienst who lived in the neighborhood and currently has an office it the area, and that Mr. Kleindienst stated that he voted for the project, but after he thought about the AAC recommendations, he feels that substantial redesign is necessary and is requesting a field trip by the Commissioners and the AAC to view the site and to understand the effect of a 44-foot building height. He explained that Mr. Kleindienst indicated he would change his "yes" vote and that staff recommends continuance to April 13 because of a noticing problem in which two property owners adjacent to the site did not receive their notice, although the intent of the noticing has been fulfilled since the applicants were sent notices and know of the hearing. He stated also that staff recommends continuance because of the Tribal Council request and because of a field trip by the AAC and Commission, and also because that engineering conditions just received need refinement. He asked for Commission direction on land use questions. Commissioner Hough stated that the vote by the AAC was 6-0 for the architecture and 6-0 for the land use. In reply to Commission question, Planning Director stated that the Desert Museum is approximately 35 feet high and was not approved under the Highrise Ordinance. Planner stated that the six-foot high wall on the north property line would require removal of the old rock wall and that staff is recommending that the rock wall be retained and the new wall moved back 15 to 20 feet. Planning Director explained that in the noticing the word "West" was left off West Tahquitz Drive for one of the notices and the post office sent it back to the City and that the second noticing problem was that MARCH 23, 1988 PC MINUTES Page 11 CASE 5.0466-PD-196 (Continued) he had no problem with the sight line, and requested that the process be expedited because it is not presently a desirable place because cars park on the property at night. Marshall Gaddes, 137 S. Tahquitz, owner of property abutting to the west, stated that he was in favor of the project and that it would enhance the area. He stated that height is a concern, but the trade off is open space which enhances it and the project is better than the Cadillac Fairview application which would have the effect of a condominium project spread over the area, and that only a small part of the project is visible at any one time. He stated that the problems of increased traffic and parking, the trash area, and noise affecting his property had been mitigated by the applicant. He stated that an apartment project is the best concept for the area in terms of impact of the property and is consistent with the redevelopment of the downtown. Jeremy Crocker, 147 Tahquitz Drive, stated that his property will suffer somewhat from the development, but he will look beyond that. He stated that his particular interest is in the drainage solution, and that the project would mean a lot to the downtown in terms of retail sales and food services. Sandy Embury, 531 W. Tahquitz, stated that her property would be impacted, but that she would prefer the proposed development to a two- story operation in which her view would be of rooftops. She stated that with the setbacks she can still see the mountains, that the trees will offer an area of green, and that there is a view of waterways which is a trade off. She stated that her one concern is that she would like to have more privacy at her second-floor lanai since the lanai would face the fourth floor of the project. Raoul Montez, attorney, representing Francis Winters, 141 Cahuilla, stated that his client is adjacent to the tennis courts and has some concerns about the eight-foot high wall in her back yard and lighting of the court which will disturb the neighbors at night. He requested consideration of the need for the lighting of the courts since it is a minimal use in Palm Springs. Ken Feenstra, Redevelopment Director, stated that his staff has been working with the applicant to place a hotel on the site but has not been successful , that the proposed apartment use is viable for the property and that the height is a concern, but a six-story hotel had once been approved by the Council , but never built. He stated that the Indian burial ground would not be disturbed since most of it is under the paved roadway of Tahquitz Way, and that it is difficult to construct a minor project on the particular piece of land. He stated that the neighbors most impacted met with the applicant in a positive meeting. He stated that the applicant will move the parking and storage area to the east side as requested by the Burgesses. T. J. Haga, 412 West Tahquitz Way, stated that he did not receive a notice, was not invited to the resident meeting, had not reviewed the plans nor the traffic study, that cars would turn directly in front of his property, that there have been accidents at the site and the incidents will increase when the project is built. He stated that the MARCH 23, 1988 PC MINUTES Page 13 CASE 5.0466-PD-196 (Continued) there is nothing historic on the site, except for the flume which will be protected. He stated that there are no historic buildings, and that the building on the site is derelict. Commissioner Curtis stated that the applicant has done a responsible job from the testimony of the neighbors, that Palm Springs could use a project such as the proposal (with some changes), and that the project should be continued for a site visit and further review to make the project better and acceptable to everyone. Commissioner Neel expressed the same opinion stating that the changes recommended by the AAC should be considered and that if the project is continued, it should proceed as quickly as possible. Chairman stated that the site plan and the overall detailing of the building are excellent, but that the center of the project should be raised with both ends stepped to soften the impact. Commissioner Edgmon stated that noise from the cooling tower was an AAC concern, that she had visited the site and was concerned about the view obstruction, and that it should be reviewed in the field. Chairman stated that a field trip should be scheduled with the AAC and Commission. M/S/C (Curtis/Neel ; Olsen abstained; Whitney absent) continuing the application to April 13 for a field trip with the AAC and Commission before April 13. Tribal Council Comments: "Although this proposed project is not located on Indian trust land, the identified as well as the potential impacts on archaeological/historical resources of the Cahuilla people are very significant. While the mitigation proposed in the Planning Commission staff report dated March 23, 1988 generally addresses these impacts, the Tribal Council seriously questions the adequacy of the proposed test excavation plan to identify the full extent and importance of possible subsurface finds, including those associated with the Indian burial grounds. To provide adequate time for further research of Tribal records and discussions with elders of the Tribe, and the possible drafting of further mitigation, the Tribal Council requested that this case be continued to the City Planning Commission's next regularly scheduled meeting." PUBLIC CENTS None. MARCH 23, 1988 PC MINUTES Page 14 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 Andreas Road Streetscape Program, Sections 14 and 15. Redevelopment Planner (Terell ) stated that the streetscape has been redesigned in response to AAC and Commission comments, that the design is based on Cahuilla Indian baskets and begins to de-emphasize parking and open the space. He described the design materials and stated that the AAC gave concept approval , subject to conditions, one of which is to relocate the crosswalk which would have a pedestrian signal , but not traffic si gnal i zati on. He stated that the red material on the plan is concrete, and that the AAC recommendation to relocate the center design from the middle of the street was because the Committee felt a water feature would attract people to the area. M/S/C (Olsen/Hough; Whitney absent) approving the application, subject to the following conditions: 1. That the patterned area in the center of the street be moved south to penetrate the sidewalk. 2. That the patterned area be raised and separated from parking by a curb. 3. That two parking spaces be deleted and a water feature developed. 4. That details of the sidewalk transition at the northeast corner of Andreas and Palm Canyon Drive be submitted for review. CASE 3.0342. Application by PERRY LISS for architectural approval of revised plans for a single family residence on Camino del Norte between Via Monte Vista/Stevens Road, R-1-C Zone, Section 10. Planner (Vankeeken) showed the plans for Cases 3.0342 and 3.0343 on the board and stated that the AAC recommended approval , subject to conditions. M/S/C (Curtis/Olsen; Whitney absent) approving the application, subject to the following conditions: 1. That final landscape and grading plans be approved by the AAC and Planning Commission. 2. That privacy walls between the two properties be addressed with the final landscape plans. 3. That all recommendations of the Development Committee be met. MARCH 2.3, 1988 PC MINUTES Page 13 CASE 5.0466-PD-196 (Continued) there is nothing historic on the site, except for the flume which will be protected. He stated that there are no historic buildings, and that the building on the site is derelict. Commissioner Curtis stated that the applicant has done a responsible job from the testimony of the neighbors, that Palm Springs could use a project such as the proposal (with some changes) , and that the project should be continued for a site visit and further review to make the project better and acceptable to everyone. Commissioner Neel expressed the same opinion stating that the changes recommended by the AAC should be considered and that if the project is continued, it should proceed as quickly as possible. Chairman stated that the site plan and the overall detailing of the building are excellent, but that the center of the project should be raised with both ends stepped to soften the impact. Commissioner Edgmon stated that noise from the cooling tower was an AAC concern, that she had visited the site and was concerned about the view obstruction, and that it should be reviewed in the field. Chairman stated that a field trip should be scheduled with the AAC and Commission. M/S/C (Curtis/Neel ; Olsen abstained; Whitney absent) continuing the application to April 13 for a field trip with the AAC and Commission before April 13. Tribal Council Comments: "Although this proposed project is not located on Indian trust land, the identified as well as the potential impacts on archaeological/historical resources of the Cahuilla people are very significant. While the mitigation proposed in the Planning Commission staff report dated March 23, 1988 generally addresses these impacts, the Tribal Council seriously questions the adequacy of the proposed test excavation plan to identify the full extent: and importance of possible subsurface finds, including those associated with the Indian burial grounds. To provide adequate time for further research of Tribal records and discussions with elders of the Tribe, and the possible drafting of further mitigation, the Tribal Council requested that this case be continued to the City Planning Commission' s next regularly scheduled meeting." PUBLIC COMENTS None. MARCH 23, 1988 PC MINUTES Page 15 CASE 3.0343. Application by PERRY LISS for architectural approval of resided plans for a single family residence on Camino del Norte between Via Monte Vista/Stevens Road, R-1-C Zone, Section 10. M/S/C (Neel/Edgmon; Whitney absent) approving the application, subject to the following conditions: 1. That final landscape and grading plans be approved by the AAC and Planning Commission. 2. That privacy walls between the two properties be addressed with the final landscape plan. 3. That all recommendations of the Development Committee be met. Commissioner Curtis left the meeting. CASE 3.0346. Application by DENNIS AUSTIN for architectural approval of a single-family hillside residence on the southwest corner of Vista Drive/Via Livorno, R-1-B Zone, Section 3. Commissioner Hough suggested that the Commission and AAC visit the site of the application. M/S/C (Hough/Neel ; Curtis/Whitney absent) for a restudy of the application, noting the following: That the AAC members visit the site. SIGN APPLICATION. Application by BEST SIGNS for Desert Hospital for architectural approval of a sign program for the Desert Hospital Sunrise Building on the southwest corner of Sunrise Way/Vista Chino, P Zone, Section 11. M/S/C (Edgmon/Hough; Curtis/Whitney absent) for a restudy, noting the following: 1. That there should be more design in the main identification sign. 2. That the individual signs be removed and a directory program be used. MISCELLANEOUS ITEMS (continued) DISCUSSION. PLANNING COMMISSION discussion of Zoning Ordinance requirements for video arcades. Planning Director stated that the Zoning Ordinance requires that a video arcade be 1000 feet from a school and that a letter has been received from an applicant who is requesting a variance from this requirement in order to place a video arcade in the Palm Springs Mall which is near Palm Springs High School . He stated that even if the footage were measured from the point of the arcade within the Mall , it would, still be within the 1000-foot distance and that the applicant Imeets four requirements of the Zoning Ordinance but cannot meet the fifth which is MARCH 23, 1988 PC MINUTES Page 17 DISCUSSION (Continued) COMMISSION/STAFF REPORTS OR REQUESTS. Case 3.475. The Commission requested that the JimsAir storage yard be reviewed by staff for large equipment storage which is visible from Gene Autry Trail . CITY COUNCIL ACTIONS. Update of City Council actions. No report was given. ADJOURNMENT There being no further business, Chairman adjourned the meeting to Tuesday, March 29, 1988 at 1:30 p.m. in the Large Conference Room, City Hall. PLANNIING DIRECTOR MDR/ml March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 5 • on circulation are valid. Commissioner Neel asked if the space were a pass-through. Mr. Wessman replied that the area is a service area and also will contain public restrooms. He explained that there may not be any access from Palm Canyon because of the legal ramifications; that the original plans were better, and that the new plans are designed in their present configuration because he has no control . He stated that he cannot lose any more square feet since he has lost 2000 square feet on Tahquitz in order to have better circulation. Redevelopment Director explained that the developer is severely restricted because of the law suit which forced him to leave a portion of the library as it is, and that eventually the library may be able to be converted back to the way it was (through appeals) which will open the space. Action was then taken on the motion for restudy. The vote was as follows: AYES: Kleindienst, Doczi NOES: Mills , Hough, Edgmon ABSENT: Whitney, Olsen, Buccino, Johnson • The motion for restudy failed. M/S/C (Hough/Edgmon; Doczi/Kleindienst dissented; Whitney/Olsen, Buccino/Johnson absent) approving the revised application subject to the following condition: That the entry element and elevations on Tahquitz be reviewed by the AAC and Planning Commission in working drawings. PLANNING COMMISSION MEETING Posting of Agenda: Agenda posted on the west bulletin board, and Planning Division counter, City Hall by 5:00 p.m. , Friday, March 25. Approval of Minutes: M/S/C Curtis/Edgmon; Whitney/Olsen absent approving minutes of the March 9, 1988, meeting with the following revision to the Planning Division "Conditions" (a portion of the Development Committee minutes) : Case 5.0463-PD-195, Page 2, Paragraph 11 , should read: ". . .parking management program 201 spaces) , and . . . total of 231 parking spaces. . . ". Jeremy Crocker, 330 West Arenas Road, stated that he did not understand the proposed remodeling shown for the Library courtyard since if he understood the judicial decision, the courtyard is in the perimeter; that since the south storage room is shown on . the new plans as a planter, it is evident that the developer's