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HomeMy WebLinkAbout1988/06/08 - MINUTES PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall June 8, 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 19 3 Hugh Curtis X 22 0 Martha Edgmon X 20 2 Brent Hough X 21 1 Gary Olsen X 19 3 Barbara Whitney X 17 5 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Dave Forcucci , Zoning Enforcement Officer Margo Williams, Planner Douglas Evans, Planner Richard Patenaude, Planner John Terell , Redevelopment Planner Tom Lynch, Economic Development & Housing Director Fred Hawkins, Director of Parks, Recreation & Libraries Dean Lewis, Traffic Engineer Bob Harris, Zoning Enforcement Officer Mary E. Lawler, Recording Secretary Architectural Advisory Committee - June 6, 1988 Chris Mills, Chairman Absent: Gary Olsen, Alternate Will Kleindienst Barbara Whitney, Alternate Mike Buccino Martha Edgmon, Alternate William Johnson Brent Hough Tom Doczi Chairman called the meeting to order at 1:30 p.m. M/S/C (Olsen/Hough) approving minutes of May 25, 1988 as submitted. ADMINISTRATIVE NOTE: Planning Director introduced Dean Lewis, new Traffic Engineer, who will be attending Commission meetings as part of the Engineering Division's interest in coordination with other agencies. REPORT OF POSTING OF AGENDA: The June 8 agenda was available for public access at the City Hall exterior bulletin board and the Planning Division Counter by 1:30 p.m. , Friday, June 3. June 8, 1988 PC MINUTES Page 2 CONSENT ACTION AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. M/S/C (Olsen/Curtis) taking the following actions: CASE 3.0398 (MINOR) . Application by D & A SHADE COMPANY for architectural approval of awning at "All That Glitters" jewelry store at 142 S. Palm Canyon, C-B-D Zone, Section 15. Restudy noting the following: 1. That the Architectural Advisory Committee review the awning in the field. 2. That the awning shape be redesigned to blend with the architecture of the Plaza. 3. That the proposed color of the awning is acceptable. SIGN APPLICATION. Application by PLASTOLITE for architectural approval of main sign change of face for the Travelodge Hotel at 333 East Palm Canyon Drive, C-1 Zone, Section 23. Restudy noting the following: 1. That the overall height of the sign be reduced to 12 feet. 2. That a monument base be designed. 3. That the reader board be redesigned to integrate with the overall sign design. CASE 5.0344-PD-164. Application by PERIDIAN GROUP for architectural approval of revised landscape plans for frontage of Wyndham Hotel located on Tahquitz Way between Calle E1 Segundo and Avenida Caballeros, C-1-AA/R-4VP Zones, Section 14. Restudy noting the following: That emphasis be placed on a more structured entry reflecting in part the hotel architecture. CASE 3.0335. Application by JOSE DACOSTA for architectural approval of revised landscape plans for single-family residence on Girasol Avenue between Cabrillo Road/N. Racquet Club Road, R-1 Zone, Section 3. Restudy noting the following: 1. That the landscape does not relate to the house. 2. That the spacing of the plant material is off. June 8, 1988 PC MINUTES Page 3 CONSENT AGENDA (Continued) CASE 3.0335. (Continued) 3. That the trees are too close together. 4. That there needs to be a landscaped entry statement. be 5. That the pepper trees should not/located near the pool area. CASE 3.0361 (REF 7.690). Application by ROBERT NEILL for architectural approval of revised landscape and grading plans for single-family residence on Araby Drive between Palo Verde/Cholla Place, R-1-B Zone, Section 25. Approved as submitted. ITEMS REMOVED FROM CONSENT ACTION AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0395 (MINOR) (Continued) . Application by DONALD RUBENDALL for architec- tural approval of revised roof material for single-family hillside resi- dence at 3330 Andreas Hills Drive, R-1-C Zone, Section 1 . Planner (Evans) stated that there are three roofs of the proposed material existing in Palm Springs - on Ridge Road, Divot Lane, and Guadalupe Road; that an approval motion was denied at the AAC meeting 2-3; that the AAC architects felt that the quality of the material and that the appearance are very uniform and have little texture. He showed pictures of the house and stated that the pictures were taken from tops of walls because the house is difficult to see because of the landscaping; that the material is intended to resemble tile; that another color (Teak) was shown that was colored like wood shake but the AAC action was on the red colored material . Les Harris, representative of the roofing company, stated that the roof pitch on the house does not allow installation of shakes by current building standards; that clay tile is too heavy for the roof pitch; that the applicant is willing to choose another color if red is not acceptable; that the roof on Guadalupe is not representative of the current material ; that a fire retardant roof is required in the area; that there are several different types of roofs in the area; that he was not sure what the AAC wanted; and that one of the muted tones would be in keeping with the neigh- borhood. i June 8, 1988 PC MINUTES Page 4 ITEMS REMOVED FROM THE CONSENT AGENDA (Continued) CASE 3.0395 (MINOR). (Continued) Second roofing company representative explained that the material is not a tile and does not emulate clay; that it is a natural stone surface bonded to a steel reinforced base; that it will withstand winds of 100 mph; is permanent; that homeowners want the roof and consider it beautiful ; and that the material has a 50 year warranty. Zelda Seigel , 1650 Ridgemore, neighbor, stated that she had concerns about the roof but has seen it installed in Beverly Hills and La Canada and finds it very acceptable and because of its cost it will not be on tract homes and will be an asset to the neighborhood. Chairman stated that light weight tile cannot be used on the roof; that shakes are not fire retardant; and that the dark brown material is accept- able. Commissioner Hough stated that he had no opposition to the "Teak" colored material , but felt that it was very uniform in appearance and should not be used on tract homes. Commissioner Curtis agreed. Commissioner Whitney asked if the action would be for one application only. Chairman replied that each roof proposal will come before the AAC and Com- mission. M/S/C (Curtis/Olsen) approving the roof material , with the dark brown color (Teak) . CASE 3.0405 (Minor) . Application by REDEVELOPMENT AGENCY OF CITY OF PALM SPRINGS for architectural approval of outdoor dining concept for restaurant at 494 N. Palm Canyon Drive, C-B-D Zone, Section 15. Redevelopment Planner stated that the remodel of the Taco House will be assisted through a program of the Redevelopment Agency; that a character sketch of the proposal has been prepared, and staff is requesting informal Commission review. He stated that the applicants took out landscaping and replaced it with concrete, which is another issue; that trees, tables, and umbrellas will be placed outside for dining; that flower pots on the north side will be replanted and a three foot wall separating pedestrians and cars from the dining area will be built, and the Taco House sign removed from the roof. He stated also that the roof will be patched and the worn out tile reviewed at that time. M/S/C (Curtis/Olsen) approved the concept subject to the following condi- tion: That the concept is acceptable subject to the review of details of the patio area, deck pavement, landscape materials, and furniture. June 8, 1988 PC MINUTES Page 5 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 3.0378 Continued) . Application by JACK WESTON for Lea Eastman for archi- --Te-ctural approval of a single-family hillside residence on . Chino Canyon Road west of Panorama Road, R-1-A Zone, Section 3. Planner (Patenaude) stated that the application has been continued; that story poles were placed and the Commission and AAC called to review them in the field; that the AAC reviewed revised plans on Monday and recommended restudy, again feeling that the structure is too high for the site (among other concerns) . Jack Weston, the applicant, stated that although the story poles were erected, no one from the AAC visited the site. Commissioner Hough stated that at least two members of the AAC (he and Chris Mills) had visited the project site. Mr. Weston replied that no one at the AAC meeting admitted to visiting the site; that the poles were erected on Memorial Day; that one of the neigh- bors, Mr. Hererra, has a complete view of the city and the mountains and that his view is affected only on the south side in his pool area; that any hillside structure reduces views from above; that everybody has to com- promise; that the oleanders around Mr. Hererra's pool are high and he can- not see over them in a reclining position. He stated that he had not received a copy of the AAC minutes. Chairman read the AAC recommendation, explained that they were the same as recommended before, and that members of the Commission did go to the job site. Mr. Weston repeated that he heard the members of the AAC stating that they did not know about the story poles, but if they did go to the site, he would apologize. Chairman suggested that the applicant meet with Planning staff for a redesign. Mr. Weston explained that the structure is being redesigned and that the AAC is not adhering to the ordinance in the matter of the 18 ft. height which is allowable as indicated on Page 5 of the May 25 minutes, and that the design tried to protect everyone's views. Chairman stated that the AAC had more concerns that just the height and Mr. Weston replied that regardless of the height, the lot just below will lose some of its view, and that it is impossible to protect all views. Commissioner Olsen asked staff to use a transit to indicate proposed roof height relative to Mr. Hererra's house. Mr. Weston stated that Mr. Hererra built at the 9 ft. height and everyone downhill cannot be affected by his decision. M/S/C (Curtis/Edgmon) for a restudy noting the following: 1. That the architecture should fit the topography of the site. June 8, 1988 PC MINUTES Page 6 ARCHITECTURAL APPROVAL ITEMS (Continued) CASE 3.0378. (Continued) 2. That the living level on the platform creates too much mass. 3. That the existing view corridor should be protected by adjusting the mass . 4. That the existing design is too bulky. 5. That there be no exposed PVC gutters. PUBLIC HEARINGS CASE 5.0472-CUP. Application by MARJORIE TAFT for Choon Yoo for a Conditional Use Permit for an international wine and liquor store at 490 S. Palm Canyon Dr. , C-B-D Zone, Section 15. (This action is categorically exempt from environmental assessment per CEQA guidelines.) Planner (Williams) gave a staff report (on file in the Planning Division) . She stated, in reply to Commission question, that she did not know why improvements required on the property in 1984 were not made. Planning Director explained that he recalled that there was a general agreement that the approval was given in the middle of the season and when the Sak's store became vacant, and there was no immediate need to improve the parking, and the requirements were held in abeyance. Planner showed the plans and stated that there would be no exterior changes and that there is a solid wall on the liquor store's side. She stated that signage has not been submitted, that the liquor store is the largest space in the building, and that the primary entry is off Palm Canyon. Chairman declared the hearing open. Marjorie Taft, Century 21, Leasing Agent, explained that the concept is new and is a European/international department store appealing to the middle class patron with each department leased to a different vendor from a foreign country (Japan and Morocco for example); that the merchandise oper- ation will be of high quality and unique and will be advertised through Oriental newspapers; that embassies have been contacted to obtain high quality vendors in the larger spaces; and that the desire is to lease to international wine, liquor, and prepackaged food vendors and that a similar concept will be used in the vacant Robinson's building across the street. She added that a conditional use permit is necessary for a liquor license; that the owner will furnish all display cases and a professional decorator for continuity; that there is a possibility that a monument sign on Palm Canyon and Ramon and Indian and Ramon will be proposed; that the second level of the store is not planned at the present time, but could be a ..: Japanese Restaurant in Phase 2; and that the parking lot will be resurfaced and restriped to give additional parking spaces. June 8, 1988 PC MINUTES Page 7 PUBLIC HEARINGS (Continued) CASE 5.0472-CUP. (Continued) Chairman asked if he should abstain since his office is across the street. Assistant City Attorney stated that it was not necessary since Chairman's decision will not have an affect on his financial situation. Commissioner Curtis asked what type of vendors will be in the small areas down the middle of the store. Ms. Taft replied that many tenants do not want a lot of square footage and that the applicants will provide everything for them, such as utilities, security, maintenance, decorators, marketing, and advertising; that the stores will be open every day and every evening, marketing to the resident and tourist, and that the vendors only have to bring merchandise and staff with them. She stated that although there have been many applications for the complex, the vendors will be a good tenant mix, and that the owner will be very selective with the thought of eventually combining food and retail . Commissioner Whitney asked if the small vendor spaces were walled. Ms. Taft explained that there would not be walls and the interior would resemble a department store with leased counter space similar to the Gemco concept. She stated that there are no commitments on the spaces at the present time, but 100 people have applied. Commissioner Whitney stated that she did not want to commit 2,500 sq. ft. when there might be a problem with the compatibility of the liquor store with other vendors. Ms. Taft stated that the liquor store space is the largest space. She stated that the liquor store will be selling packaged food and liquors from other countries with imported wines, liquors and foods similar to a gourmet food section, and that the concept is) is like a middle class department store. Commissioner Edgmon asked how a customer would pay for the merchandise. Ms. Taft stated that payment would be made at individual vendor stations unless several tenants formed an area together. Commissioner Edgmon commented that she had a problem with the liquor (not the wine) and that the entrance off the north parking lot does not fit the downtown image. Ms. Taft replied that 2,500 sq. ft. of space is much smaller than a normal liquor store. Commissioner Hough asked if operation of the second floor would force resolution of the parking. Planning Director stated that 7,000 sq. ft. of the space was developed to a lesser parking standard and represents 8 spaces; that the applicant could .,.. not use the upstairs without another solution to the parking; and that a solution could be to not use the upstairs till parking is found. He stated that the CUP is on the property, not the ownership; that the lowest common June 8, 1988 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) CASE 5.0472-CUP. (Continued) denominator was used; that the parking for the Sak's building is committed to Roma's and Balloon's by the owner in the evening; and that the proposed complex would be open in the evening. He stated that parking has to be kept in balance although the OrdinPnce allows flexibility. Commissioner Hough commented that he had no problem with the international wines and liquors concept; that signage should be subtle; and that there is also the problem of lack of recognition since the Liquor Barn is close and people will go there. In reply to Commission question, Ms. Taft stated that there are no struc- tural changes to the building except for demolition of some of the fitting rooms. Mr. Kim, the applicant, stated that he loved Palm Springs; that he toured the City and saw empty building and decided to open an international market similar to those in Europe which people love. He stated that there are 100 applicants for the complex, but he will be selective to obtain the best vendors and that the size of the liquor store can be adjusted if the 2,500 sq. feet proposed is too much space. Commissioner Curtis stated that he was not concerned about the liquor store which he felt would qualify for the CUP, but that he was concerned about the rest of the proposal and that future plans should be reviewed by the Commission. John Wessman, 72200 Clancy Lane, Rancho Mirage, representing NOW (a group of downtown property owners) , stated that his organization is neither in favor nor opposed to the project; that empty buildings should be developed in quality projects; that a liquor store in itself is not quality, but could be if combined with international boutiques, and that the liquor store CUP should be conditioned to have an international boutique. Frank Purcell , 389 Crestview, spoke on behalf of Main Street, stating that Main Street's concern is not with the international liquor store concept but more details are needed and Main Street wants to have control over the quality. He stated that he is the Chairman of the Economic Development Commission and that its major focus is on the economic development of the central core. He requested that the application be continued until the project can be analyzed on quality and character so it is consistent with Main Street plans for the, downtown. He stated that the CUP is a control factor and there have been other instances when a liquor store has come in and has not been a plus for the surrounding businesses; that the concept sounds as through it could enhance the downtown and has longer hours pro- posed, but the concept is new and the applicant is not proposing high end quality. He again requested continuance until staff has time to address the CUP controls. There being no further appearances; Chairman declared the meeting closed. June 8, 1988 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) CASE 5.0472-CUP. (Continued) Chairman stated that Palm Springs has become, through funding, a partner with Main Street and NOW and the application should be reviewed by Main Street and the Economic Development Commission for input before a CUP is issued. Commissioner Whitney agreed, stating that the action on the CUP should be deferred until the vendors are known since the only commitment is to the liquor store space. Planning Director stated that there is no City processing linkage to Main Street; that staff could work with the Economic Development Commission; that discussion could be added regarding Main Street linkage, but that he did not want a situation for the Planning Commission of discharging the application because it adds complexity to the processing. He stated that Main Street members will be receiving copies of the Planning Division's weekly submittals and that Main Street and NOW representatives could be invited to the Commission study session of June 15 to discuss the subject application and the concept. Chairman asked that if Main Street and NOW are going to be involved in the discussions and the CUP is the only controlling factor the reason there could not be a linkage. Planning Director replied there is no formal pro- gram although comments could be obtained from Main Street and NOW before projects come to the Commission. He stated that the application will be part of the June 15 agenda and the applicant is invited. M/S/C (Whitney/Edgmon) continuing the application to June 22. 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 3.0404 (MINOR) . Application by MAX FACTOR, JR. for repaint of 7-unit apartment complex at 238 Avenida Ortega, R-2 Zone, Section 23. Planner (Williams) stated that the complex, although 7 units, is used by only one person as a retreat and that the AAC recommended approval by a 4-2 vote. She stated that the building is located behind Alfredo's and encom- passes an entire block; that the landscaping is overgrown; and that the roof mounted equipment is painted the previous wall color and should be a neutral shade like the roof deck; and that the equipment should be screened. Chairman suggested that the applicant meet with staff regarding screening. M/S/C (Curtis/Olsen; Edgmon dissented) approving the application subject to the following condition: That the roof-mounted mechanical be painted to �.. match the roof deck (beige or white) . June 8, 1988 PC MINUTES Page 10 MISCELLANEOUS ITEMS CASE 5.0473 - MISC. (Continued) . PLANNING COMMISSION adoption of resolution approving the boundaries of a new redevelopment project area (#9) , nine small areas scattered throughout the City. Redevelopment Planner stated that the project has been continued at the request of the Tribal Council and described the most recent map prepared by the City's consultant. He stated that the Commission would be adopting boundaries of the project area for an EIR and a more in depth study, and the Council will make the final decision on definite boundaries in a public hearing. He stated that the Tribal Council has added some Indian land pieces to the boundary. Roy Evans, City Consultant, described the boundaries of Project Area #9 on the board stating that one square mile of the 9.5 square mile study area will be recommended for approval by the City Council for Project Area #9; that there is no objection to the Indian land proposed to the added, but that the Indian land would have to be a specific inclusion in the resolu- tion and the motion. He described the added land on the board and stated that on the Commission's specific instruction the project area can be modi- fied; that the Smoketree property will be excluded at the property owners' request. M/S/C (Olsen/Hough) approving the boundaries of new Project Area #9 as expanded. NB: (Resolution and exhibits on file in the Planning Division.) TRIBAL COUNCIL COMMENTS This case was initially considered by the Tribal Council on April 12, 1988. It was noted that the boundary maps indicated there were Indian trust lands included within and/or contiguous to the boundaries of sub-areas comprising proposed Redevelopment Project Area #9. The Tribal Council requested that this matter be continued for purposes of providing time for the Tribal Planning Consultant to meet with City staff to review and evaluate the pur- pose and objections of this proposed project, including the criteria that was used to establish the sub-area boundaries. Those meetings have taken place over the past 6-8 weeks. After consideration of the recommendations of the Indian Planning Commis- sion, the Tribal Council took the following actions: 1. Approved the Preliminary Plan for Redevelopment Project Area #9 and the boundaries of the project area subject to the addition of those parcels of developed and/or vacant Indian trust lands shown colored red on attached exhibit. 2. Withheld further comments on the purpose and objectives of the pro- posed project area pending receipt and review of the Environmental Impact Report and Final Development plan. 3. Expressed its appreciation for the Commission's continuance of this matter, and for City staff's time and assistance in meetings with the Tribal Planning Consultant. June 8, 1988 PC MINUTES Page 11 MISCELLANEOUS ITEMS (Continued) LAND USE PERMIT (LUP) , 20-20 RECYCLING CENTER. Request for by 20-20 RECYCLING CENTERS for a reconsideration of conditions for Recycling Center at Safeway/Rimrock Shopping Center, 4733 E. Palm Canyon Drive, CDN Zone, Section 30. M/S/C (Olsen/Whitney; Olsen/Whitney absent) continuing the application to June 22 at the applicant's request. DISCUSSION. Planning Commission discussion regarding amendment of the zoning ordinance to modify building setback/roof height relationship in R-1 Zones, citywide. Planning Director stated that the new Zoning Ordinance allows additional height in R-1 Zones and a 4:12 pitch with a 12 ft. maximum height at set- back; that gabled ends on some houses have been requested which exceed the height allowed at the setback line and on one occasion a doorway element was over the 12-foot height. He stated that unless the Commission has a major concern, a Zoning Ordinance amendment will be brought to the commission to allow gabled roofs no higher than 15 ft. which was allowed in the old ordinance. He stated that some houses have been built at 18 ft. which is favored by builders, but in some houses where trusses were ordered, hipped roofs are necessary. He stated that the requirement could be placed in the Zoning Ordinance under Architectural Features, and that staff will sign off gable roofs at staff level until the change is formalized. Commissioner Olsen suggested that a schematic be prepared to show the changes. Chairman stated that it is a good solution because on the 4:12 pitch either a hip roof or a flat roof is necessary at the front, but with the change in height gabled can be done as well as hipped roofs. (This item was for discussion only; no action was taken.) Note: Builders in the audience indicated approval of the proposed change in the Zoning Ordinance. DISCUSSION (Continued) . PLANNING COMMISSION discussion on tree trimming policy, including palm trees, city-wide. Planning Director stated that Commission received in its packet a copy of the City' s Policies and Procedures and a memo from the Director of Parks, Recreation and Libraries regarding palm tree trimming. He stated that originally the discussion on tree trimming was because gardeners in the City are ruining trees by inept trimming, but there is a question on whether trimming can be controlled, and that staff will continue to �..� address the problem. He stated palm tree trimming was discussed at Council since a man was struck by a frond and is suing the City; and that the Palm tree trimming policy was adopted many years ago. June 8, 1988 PC MINUTES Page 12 MISCELLANEOUS ITEMS (Continued) DISCUSSION. (Continued) Director of Parks, Recreation and Libraries stated that no consensus on trimming a palm tree can be reached because some people like it to have a paint brush look and others prefer to leave the dead fronds and that his interest is in what is sensible and economical . He stated that the natural state of palm trees is appropriate in protected canyons, but is not in his opinion in a street tree situation where the trees are exposed to winds and people; that the present procedure is to remove seed pods yearly and trim skirts every other year which is not economical , and that he recommends leaving 12 ft. at the top of trees since the younger growth will not break off as easily and will allow more time between trimmings. Chairman stated that the smaller younger tree will. continue to be trimmed up to 12 feet until it becomes 24 feet and then the bottom link of fronds will be removed every two years and what remains is a 12 ft. silhouette. Chairman stated that he does not like the 30-35 ft. high palm trees with a few feathery fronds at the top. Planning Director stated that tree trimming policies will be developed to avoid the paintbrush effect, and that it is a side issue to the palm tree trimming requirements. Commissioner Whitney asked if the City park personnel has to have Commis- sion approval when there is a tree problem. Director of Parks, Recreation and Library stated that if the tree is a hazard, it is not necessary to receive Commission approval . Commissioner Whitney questioned the necessity of having to come to the Commission. Planning Director stated that the policy could be changed if the Commission wants to recommend a change to the Council , although staff has not brought many tree problems to the Commission. Commissioner Olsen stated that the policy recommended by the Director of Parks and Recreation and Libraries is a practical approach which allows a good tree skirt and saves administrative time. Discussion followed on tree trimming on private property. Commissioner Whitney stated that she was on a tree trimming committee and there were many divergent opinions on how trees should be trimmed. Chairman stated that many property owners are misinformed. Planning Director stated that some trees never regain their appearance and health after a severe pruning. M/S/C (Olsen/Whitney; Olsen/Whitney absent) recommending that there be a change of policy regarding tree trimming per recommendations of the Parks, Recreation and Library Director to allow a 12 ft. frond mass from the top of the tree downward to maintain a 12-ft. silhouette. June 8, 1988 PC MINUTES Page 13 MISCELLANEOUS ITEMS (Continued) CASE 5.0481-MISC. PLANNING COMMISSION discussion of non-conforming, mixed-use hotel/commercial buildings. Planning Director stated that many older hotels in Palm Springs where there is direct frontage with no setbacks have offices, retail shops, or food service in the front and a hotel in the back, and that the use is no longer a conforming land use. He stated that R-3 standards do not allow accessory uses unless the hotel has 100 rooms, that retail facilities should be operated for the guests and that these non-conforming uses do not meet the intent of the ordinance. He stated that one of the non-conforming hotels was operated as a restaurant until the mid-1970's and that the use was stopped and became a non-conforming property, and that it is a problem when there is a small commercially designed space that becomes non-conforming in that there is a question on whether or not it should become a hotel room or should be allowed to revert to commercial space which is technically non- conforming. He stated that a mixed use development under a PD can be an exciting land use, and that staff needs direction from the Commission. Chairman stated that common sense has to be exercised as hotel rooms on the street in the space of former retail use are not desirable. Planning Director stated that a formal process could be used to allow the Commission to use judgment on an individual basis. Planner (Patenaude) stated that there are approximately twelve hotels in the reverse directory with non-conforming retail uses. Planning Director stated that there are many small hotels along Palm Canyon built in the 40's prior to parking standards. Chairman stated that the property owners should not be penalized forever because the property was producing and now is not because it is considered non-conforming. (Discussion only; no action taken.) Commissioner Curtis left. Planning Director stated that staff will review the uses as non-conforming, and they will be brought to the Commission as public hearings on an indivi- dual basis, and that the Commission can add necessary conditions. CASE 20.108. PLANNING COMMISSION discussion of a proposed auto race track north- westerly of Gene Autry Trail , south of I-10 in the Sphere-of-Influence. Planner (Evans) described the project and stated that the race track can accommodate many different kinds of car races; that staff recommends a full EIR; that testing facilities will be included; that there will be times of P June 8, 1988 PC MINUTES Page 14 MISCELLANEOUS ITEMS (Continued) CASE 20.108. (Continued) the year when there will be no action because of the winds in the area; that the circulation system will have to be redesigned with the possibility of a separate access off Interstate 10; and that the area may be annexed in the future, and that it encompasses almost the entire East Area Specific Plan. He stated that it will process slowly through the County because of the EIR and that the Commission should recommend preparation of an EIR. Planning Director stated that the Commission can review the architectural portion later. Planning Director stated that the race track could generate $60 million dollars a year in revenue. Commissioner Whitney questioned the quality of the project and the type of people the track will attract. Commissioner Olsen stated that the group proposing the race track is a well-known group and should be sensitive to the environment. Planner stated that the applicant, Tom Guthrie, stated that the County wants to fast-track the project to a public hearing in September. He stated that there are concerns that should be addressed in the EIR such as traffic impacts, since cars will be exiting from two small roadways. Economic Development & Housing Director stated that the developer will work with the City and hopes to annex as a long term goal , although the intent now is to process through the County; that he is requesting use of City resources to extend Sunrise Way to aid in traffic flow; that the applicant has no control of the property adjacent to him with access to Gene Autry; that the applicant proposes to begin with road cars on an oval track and have various types of events such as rock concerts; that there are no resi- dents around the track; that testing will be done on the premises; that the applicant realizes that he can not operate during spring and fall because of the winds; that he wants landscaping on the west and north for a wind buffer; that the facility will be similar to that of the Charlotte Motor Speedway which is of high quality; that there will be VIP and executive boxes; that the track will probably take the place of the Riverside track which is closing; that up to 75,000 people are anticipated at the events; that the facility is close to hotels; that a shuttle bus should be reviewed; that there will be multi-use of the facilities which will be an amphitheater; and that the proposed track is one of the few next to a free- way off-ramp which is an advantage. He stated that Riverside wants to keep the track in the County and that Riverside did not have a NASCAR oval which the proposed track does have; and that Vintage Car Races could also be held on the track. Chairman commented that the NASCAR events are the most well attended. M/S/C (Olsen/Hough; Curtis absent) recommending that the County require an EIR for the raceway addressing noise, traffic, circulation, and air quality. June 8, 1988 PC MINUTES Page 15 MISCELLANEOUS ITEMS (Continued) CITY COUNCIL ACTIONS. Update of City Council actions. CASE 5.0474-PD-198 (Quality Centers) . Council approved the project over objection of several people with one dissenting vote (Mayor Bono) . No-Growth Initiative. There is a movement by a group of people to place a no growth initiative on a future ballot. COMMISSION/STAFF REPORTS OR REQUESTS. None. ADDED STARTERS. (Determination of eligibility for consideration.) None. ADJOURNMENT There being no further business to discuss Chairman adjourned the meeting at 4:00 p.m. r P A NI DIRECTOR MDR/ml