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HomeMy WebLinkAbout1988/11/09 - MINUTES (2) PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall November 9, 1988 1:30 p.m. ROLL CALL F-Y 1988 - 1989 Present Present Excused Absences Planning Commission This Meeting to Date to Date Larry Lapham, Chairman X 8 2 Gary Olsen - 8 2 Barbara Whitney X 8 2 Brent Hough X 8 2 Martha Edgmon X 9 1 Chris Mills - 7 1 Michael Dotson X 7 0 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Sherri Abbas, Planner Margo Williams, Planner Douglas Evans, Planner John Terell , Redevelopment Planner Dave Forcucci , Zoning Enforcement Dean Lewis, Traffic Engineer . Mary E. Lawler, Recording Secretary Architectural Advisory Committee - November 7, 1988 .. Brent Hough, Chairman Absent: Tom Doczi Will Kleindienst Mike Buccino William Johnson Reuel Young Chairman called the meeting to order at 1:30 p.m. M/S/C (Whitney/Hough; Mills/Olsen absent) approving minutes of October 19, 1988 with the following correction: Location of meeting: Large Conference Room; and approving the minutes of October 26, 1988 with the following corrections: See Attachment A. ADMINISTRATIVE NOTE: There were no Tribal Council Comments. REPORT OF POSTING AGENDA: The November 9, 1988 agenda was available for public access at the City Hall exterior bulletin board and the Planning Division Counter by 1:30 p.m. , Friday, November 4, 1988. November 9, 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 (Whitney/Dotson; Edgmon/Olsen/Mills absent) taking the following actions: CASE 3.960. Application by BOB RITCHEY for the Palm Springs Mall for architec- tural approval of mechanical equipment screening for community shopping center on Farrell Drive between Tahquitz-McCallum Way/Baristo Road , C-S-C Zone, Section 13. Continued to November 23. CASE 3.0324 (MINOR). Application by CHRIS MILLS for architectural approval of revised plans for the exterior of the Liebling Building, Tahquitz Way/N. Palm Canyon Drive, C-B-D Zone, Section 15. In reply to Commissioner Whitney, Planning Director stated that the appli- cants want to stucco over the wood panels of the Liebling Building and the AAC requested a better overall appearance of the building. Commissioner Hough stated that he had met with the owner who now under- stands the recommendations of the AAC and the Commission. He stated also that a theme for the building was discussed. Restudy noting the following: The ACC restated their concerns from the previous meeting and requested that complete details of plaster installa- tion and a master plan for overall improvements to the building should be submitted. CASE 3.0328. Application by CENTER BELARDO COMPANY for architectural approval of detailed landscape, irrigation and exterior lighting plans for a two story commercial building on N. Palm Canyon Drive, between Alejo Road/Amado Road, C-B-D Zone, Section 15. Continued to November 23. CASE 3.0439 (MINOR). Application by GREG HOUGH for architectural approval of a grading plan for proposed residence at 2265 Araby Drive, R-1-B Zone, Section 25. Approved subject to the following conditions: 1. That the driveway slope be lessened. 2. That the garage area be dropped only about 18 inches if possible. 3. That the Architectural Advisory Committee members, after a field inspection, will telephone in any additional comments (none received) . November 9, 1988 PC MINUTES Page 3 CONSENT AGENDA (Continued) CASE 3.0439 (MINOR) . (Continued) 4. That the rough grading plan concept is approved subject to items 1, 2 and 3. Abstention: Hough. CASE 3.0454 (MINOR). Application by RACQUET CLUB OF PALM SPRINGS for architec- tural approval of a tent over a tennis court at 2743 N. Indian Avenue, R-2 Zone, Section 3. Approved as submitted. CASE 3.0462 (MINOR) . Application by JOACHIM NAGLE for architectural approval of a one story addition and remodel of existing family residence at 2293 Smokewood Avenue, R-1-B Zone, Section 25. Approved subject to the following conditions: 1. That full landscaping plans be provided for front yard area. (The rear yard area is not to be reviewed formally by the AAC.) 2. That after a field trip by the AAC members any additional comments will be telephoned in (none received) . CASE 3.0464 (MINOR). Application by FRANK A. DELEN for architectural approval of a patio cover for three units at 200 East Racquet Club Road, R-2 Zone, Section 2. Restudy noting the following: That the awning is forced and not compatible with the architecture. CASE 3.0479 (MINOR) . Application by D & A SHADE COMPANY for architectural approval of awning for business at 250 E. Palm Canyon Drive, W-C-1 Zone, Section 23. Restudy noting the following: 1. That the concept is acceptable but the proposed shade structure is to integrate with the structure. 2. That there should be less dominance of wood. 3. That the trellis should be in proportion to the building. November 9, 1988 PC MINUTES Page 4 CONSENT AGENDA (Continued) CASE 3.0479 (MINOR) . (Continued) 4. That the proposed shade structure should be structurally more sub- stantial to provide stability for wind, torque, and warping. CASE 5.0494-CUP. Application by GLEN IVEY MANAGEMENT COMPANY (Canyon Plaza HotelT for architectural approval of elevations for timeshare units at 2601 Golf Club Drive, R-3 Zone, Section 29. Approved subject to the following condition: That final landscape, exterior lighting and irrigation plans be submitted for review and approval . CASE 3.0481 (MINOR). Request by CITY OF PALM SPRING REDEVELOPMENT AGENCY for architectural approval of landscape plan for a median island on N. Indian Avenue between Las Vegas/Tram View Roads, "0" Zone, Section 34. Restudy noting the following: That the location of the proposed plant materials appears to be forced, the landscaping should have a more natural appearance, and that the proposed plant materials are acceptable. (The question is one of design. ) Commissioner Edgmon entered. ITEMS REMOVED FROM CONSENT ACTION AGENDA Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.0168. Application by W. SHELLENBARGER for architectural approval of chain link fence at a single family hillside dwelling on Via Olivera/Tuscan Road, R-1-B Zone, Section 3. Planner (Williams) stated that the applicant wants to fence in his backyard to keep his dogs inside; that chainlink fences are prohibited in the front yard by right of zone but are appealable for Planning Commission approval ; that the AAC recommended approval subject to pulling the fence back on Olivera where there is grade difference and boulders; and that the fence would be behind the boulders. She stated that one AAC member dissented feeling that chainlink is an inappropriate material and that wrought iron should be used. Planning Director explained that the Planning Commission has the discretion of materials on the entire site. November 9, 1988 PC MINUTES Page 5 ITEMS REMOVED FROM CONSENT ACTION AGENDA (Continued) CASE 3.0168. (Continued) In reply to Commissioner Edgmon' s question, Planner stated that boulders would hide the fence. Discussion ensued on the drainage area near the fence. (M/S/C Hough/Whitney; Mills/Olsen absent) approving the chainlink fence subject to the following conditions: 1. That the 42 ft. fence height to be measured from finished grade. 2. That the fence location extend east from the garage for a short distance, angle northeast across the drainage swale, and then head due east from the north property line. 3. That large size boulders be placed in front of the chain link fence in the area immediately adjacent to the garage. 4. That staff review the fence location, boulders, and proposed land- scape material in the field prior to release. CASE 3.0463. Application by JOHN STANFORD for Vito Distefano for architectural approval of single-family hillside residence on Lilliana Drive, R-1-B Zone, Section 27. Planner (Williams) described the proposed residence and stated that the gazebo could look large because of its 12 foot pad height from the finished curb, although the height is lower than zone requirements. She stated that one of the AAC members dissented feeling that there are too many style variations including the new entries; and that the overall theme should follow the design of the gazebo. M/S/C (Whitney/Dotson; Olsen/Mills absent) approving the application sub- ject to the following conditions: 1. That the preliminary landscape plan be continued until landscape members of the AAC are present. 2. That the house design as submitted is approved. 3. That the proposed increase in height of the gazebo from 10 ft. to 12 ft. above finished grade is acceptable. 4. That all recommendations of the Development Committee be implemented. November 9, 1988 PC MINUTES Page 6 MISCELLANEOUS ITEMS CASE 10.365. Staff request for PLANNING COMMISSION discussion regarding hotel lobby conversion to retail space for the Fairmont Hotel , 641 N. Palm Canyon Drive, C-1/R-3 Zones , Section 10. Planning Director stated that conversion of older non-conforming types of businesses to other uses has to allow for additional parking; that the lobby of the Fairmont Hotel has been converted into a lighting shop against zoning regulations; that the property is a small hotel and does not meet resort hotel standards by current definition; and that it is a unique property with a small restaurant. He asked whether or not the Commission wanted to allow the conversion, and stated that staff' s recommendation would be to deny it. In reply to Commission question, he stated that the shop has 600 square feet causing a two parking space deficiency, which would be over $18,000 in in-lieu fees. He stated that staff recommendation for denial is based on the ordinance and the precedent, and that if the Commission directs staff could view a mixed use concept for old businesses with shop spaces immediately adjacent to the street. He stated that the space would be use- ful to the hotel as a reading room, activity room, or a lobby. In reply to Commissioner Dotson, he stated that if converted to room space there would be a similar parking issue and that the rooms would be on Palm Canyon and would have no buffering against noise and no privacy; that he thought the space was rented out as retail for economic reasons. In response to Commissioner Whitney' s question, he stated that parking requirements would be based on the amount of space used. Robert Burnham, 641 N. Palm Canyon, hotel owner, stated that no formal application had been submitted for the lighting shop use; that he bought the property in disrepair and has improved it; that he had leased the space in good faith believing that the use was not a violation; that the lessee does not want to vacate the premises; that the hotel has been converted to rental apartments; that the lessee has several years left on his lease; that the issue came up when a sign was proposed; that the tenant got a business license; that he would prefer to keep the commercial/retail use; and that the shop has been alloted two spaces next to it with no use by the tenant. In reply to Chairman's question, he stated that the shop does not do the volume of business that would affect parking spaces; that there is an entrance off Belardo that has parking; and that there is parking by the pool and parking spaces in the rear to park and accommodate tenants . Planning Director stated that the shop owner had been asked by staff to make an application to the Commission for the use over a year ago and had ignored the request. Assistant City Attorney asked if the apartment use has been registered with the Rent Control Commission. November 9, 1988 PC MINUTES Page 7 MISCELLANEOUS ITEMS (Continued) CASE 10.365. (Continued) Mr. Burnham advised that he had discussed the issue with the Rent Control Board but he did not know whether there was a formal registration. He stated that he thought rent had to be maintained with a certain guideline; and that the tax records indicate that no transient occupancy tax had to be paid because of the tenants' occupancy of over 30 days. Assistant City Attorney requested that Mr. Burnham check the Rent Control issue with the City Attorney' s Office. Planning Director requested that the Commission continue the application for staff to review issues with the applicants and to develop property standard guidelines . Chairman reminded Mr. Burnham that his tenant is to make a formal applica- tion for the use and must see the City Attorney regarding Rent Control . In reply to Mr. Burnham' s question, Planning Director stated that the shop use was reported as a complaint from downtown merchants. Commissioner Edgmon commented that she would like to make a field trip to the site. M/S/C (Edgmon/Hough; Olsen/Mills absent) continuing the application to November 23 for individual field trips by the Commission. PUBLIC HEARINGS TPM 23760/CASE 3.0452. Application by ASL CONSULTING ENGINEERS for Don Robertson and Raymond Smith for tentative parcel map and architectural approval for an industrial subdivision on Gene Autry Trail south of Mesquite Avenue, M-1 Zone, Section 19. (Commission response to written comment on Draft Negative Declaration; no comments received; action.) Recommendation: That the Commission restudy the application. Planner (Evans) gave the staff report (on file in the Planning Division) . He stated that the proposed application is an 11 lot subdivision designated "Parks and Recreation" on the General Plan; that joint access easements must be provided across each lot; that staff is concerned about maintenance since each lot could be maintained separately; that the City would require access easements and C&R' s for the subdivision; that the lots are smaller than zoning requirements; that the Commission has the authority to modify lot area and dimensions based on a master plan, and also that the Commission must find the proposed development plan (an architectural approval application for each of the 11 buildings) meets the intent of the Ordinance. He stated that staff is recommending that the project begin construction before final map approval so that lots will not be sold inde- pendently of the Master Plan. He stated that staff is concerned about Gene November 9, 1988 PC MINUTES Page 8 PUBLIC HEARINGS (Continued) TPM 23760/CASE 3.0452. (Continued) Autry Trail street elevations, the corridor effect of the main service drive and the awkward circulation pattern, and that retail uses not associated with a permitted main use require a separate CUP. He stated that based upon parking only three buildings can have limited retail use with the others limited to industrial and manufacturing; and that at the November 7 AAC meeting the committee recommended restudy of the site plan , landscaping, and elevations. Chairman declared the hearing open . Frank Mungia, 29890 Mira Loma, Temecula, California, project architect, stated that the applicants have considered recommendations of the AAC in respect to design and that the smaller lots proposed are the result of an economic marketing decision by the owner in evaluating the needs of the area. He stated that lots are not identifiable as separate entities because of the massing of the units/buildings; that the central street would have canopy trees and be for public traffic with the rear for employee parking and delivery and not a public area. He stated that he felt that the AAC read things into the project that were not there; that certain aspects of the design can be improved but that the loop road recom- mended by the AAC is not acceptable. He stated that the Fire Department and the trash company have approved the concept, but the AAC felt that the public might be circulating around the buildings , but that is not part of the proposal except for the front two buildings. �.,. Chairman asked if the applicant were fully aware of the M-1 standards. Mr. Mungia stated that they were and that the project had been discussed with staff for several months before the proposal was submitted, and that the feeling was that smaller lots could be obtained through Commission action. Planning Director explained that smaller lots would be at the discretion of the Commission and Council . He asked about the 2 to 3 ft. gap between two of the buildings. Mr. Mungia stated that the ends of the gaps will be shut off by emd walls over lot lines and there would be no access. Chairman commented that the small areas will be quickly covered with sand. Mr. Mungia explained that there is flashing between the two building walls covering the space. In reply to Commissioner Whitney, he stated that buildings are all on indi- vidual lots and can be sold as separate units with separate footings so that if anything happens to one building, it would not affect another. November 9, 1988 PC MINUTES Page 9 PUBLIC HEARINGS (Continued) TPM 23760/CASE 3.0452. (Continued) Don Robinson, 28710 B Las Haciendas , Temecula, the owner, stated that the concept is to have an individual building on an individual lot for owner- ship to take place so that the businessman can become a permanent part of the community and also to receive tax advantages; that the concept builds a certain amount of stability into the community; that the coverage on the lots will be 35% instead of 50% and financing is based on square footage and would be unmarketable if less coverage is allowed. He stated that he has built the concept in Temecula , which has been very successful ; that the proposal is common; that Palm Springs needs the project since businessmen are leaving Palm Springs for other cities because of lack of opportunities in the City, and that the lots are not substandard. Bob Masters, 2000 Pebble Beach Drive, Palm Springs , real estate broker, stated that Palm Springs needs revenue; that business people want to be in Palm Springs but something happens after a developer becomes interested in the City and they go downvalley; that the subject proposal has buildings that are marketed and designed to meet the needs of a young growing businessman; and that people do not leave Palm Springs because of land prices alone, since other areas have higher land prices. He requested that the Commission give the developer a fair shake. Paul Gilmore, ASL Consulting Engineers, stated that the concept is an industrial and manufacturing one and not a neighborhood shopping center and that there will be no traffic. He stated that the concept of deadends is so that the owners can own their own parking spaces and they can monitor �..� them. He stated that Fire Department requirements are met. There being no further appearances; Chairman declared the hearing closed. Commissioner Whitney asked about the parking situation and the 2 ft. separation in buildings and Chairman replied that the lots include the parking. Planning Director agreed stating that a reciprocal access agreement is required. He stated that there is concern that the users will gate off the areas for use as a storage or vehicular yard; and that the Fire Department would have to look at the concept. In reply to Commissioner Edgmon' s question, Planner stated that the General Plan indicates commercial recreation; that the zoning has remained industrial ; that commercial use is allowable by Conditional Use Permit; and that the Commission would have to find that the use if a logical extension of existing industrial development and would not jeopardize commercial recreational use in the future. He stated that site abuts the Southern California Edison Substation facility. Chairman stated that he agreed with the AAC in its concerns regarding the circulation pattern , the architecture, the landscaping, and the frontage along Gene Autry. Commissioner Hough stated that the AAC had questions about the entry area, the parking places since the cars have to back out into the central spine; that fencing off the back for storage loses the traffic circulation; and that the architecture is also a problem. November 9, 1988 PC MINUTES Page 10 PUBLIC HEARINGS (Continued) TPM 23760/CASE 3.0452. (Continued) Commissioner Whitney stated that she liked the concept of selling buildings to the users; that she had no problem with trash or hauling, but that she had a problem with elevations and the entrance off Gene Autry Trail . Commissioner Edgmon stated that if there are storage yards the area will not be pleasant when viewed from the rides at the Water Park. Chairman stated that that is a problem with an industrial area. Planner explained that the storage areas are for vehicles, not materials. Planning Director stated that the areas could not be closed off without Commission approval . M/S/C (Dotson/Hough; Olsen/Mills absent) for a restudy noting Commission and AAC concerns (later amended to continue the application to November 23 for the applicants to submit revised elevations, a revised circulation plan and noting the AAC recommendations as follows: ) 1. That the entrance be realigned to provide for a perpendicular inter- section with Gene Autry Trail . 2. To provide for additional paving prior to the parking aisle, to pro- vide a decorative paving entry, and to enhance overall ingress and egress. 3. That the internal circulation system be revised to eliminate deadends and to provide greater mobility for trash and emergency vehicles . 4. That the building elevations be completely restudied (including street elevations , rear elevations, and entry areas) . 5. That additional landscape between the building and parking area be added to the fronts of buildings 1 and 11. 6. That a revised lighting program be submitted. (No lights shall be attached to the exterior walls of the buildings.) 7. That a sign program be submitted prior to the issuance of Building Permits. PUBLIC COMMENTS - None. November 9, 1988 PC MINUTES Page 11 MISCELLANEOUS ITEMS (Continued) CASE 10.366. PLANNING COMMISSION discussion/determination regarding used car sales as an accessory use to car rental facility, citywide. Planning Director stated that a major rental car agency facility has held a clearance sale at a location other than the Airport which was sanctioned at staff level ; and that in the Zoning Ordinance revisions the Airport was the location identified for sales of used cars; that sales at the Airport have not been actively pursued by the agencies; that the use is in a C-2 Zone as a full time accessory use; and that the Commission should determine whether or not is allowable. He stated that the positive benefits would be the revenue and that the disadvantage would be whether or not the main use is used car sales; and that the City does not allow used car sales as a main use anywhere in the City. He stated that it is not the type of use that the City wants to promote, although Classic Car sales are allowed (which sometimes resemble used car lots) . He stated that the Commission should determine whether or not staff develops guidelines between main and accessory uses and that there have been no major problems with occasional use but enforcement of this use could be forthcoming. Commissioner Hough stated that yardsticks should be developed or the use will be abused; and that although he has no problem with the big agencies , once allowed the use could open the door for used cars. Planning Director stated that a condition could be that there are no dis- play lots viewable from the street. Chairman stated that there are cars for sale on rental lots now and there '�. is no real impact, and that a land use permit could be granted to bonafide car rental agencies to sell their cars in conjunction with leasing although it would not be acceptable to have a used car agency as the main use. In reply to Commissioner Dotson' s question, Planning Director stated that he did not want a requirement that states that cars leased in the City would be the only ones available for sale; that if the cars cannot be seen it does not matter where they came from; and that the sales of the cars should not be linked to the location of their rental . He stated that staff does not recommend a LUP for a used car lot; and that if no cars were visible from the street, there would not be the appearance of a used car lot. Chairman stated he did not care if a major rental agency sold its own cars, but did not want someone else putting used cars into a rental agency lot. Planning Director stated that is an enforcement problem if a LUP is granted for a used car lot. Chairman reiterated that a LUP can be revoked. Planning Director stated it is not easy to revoke a permit and to make the business cease. Discussion continued. Planning Director stated that staff has made a reasonable judgment call when used car sales are taking place, which is not the surest way but allows flexibility. November 9, 1988 PC MINUTES Page 12 MISCELLANEOUS ITEMS (Continued) CASE 10.366. (Continued) Commissioner Hough commented that staff should have the ability for a judg- ment call and that there should be a condition that no cars are visible from the street. M/S/C (Hough/Edgmon; Mills/Olsen absent) continuing the determination to November 23 for staff to develop specific language. CASE 20.103. Request for by RIVERSIDE COUNTY for Planning Commission review of TPM 22631 for Palm Drive Associates at the corner of Interstate 10/Palm Drive, Sphere of Influence. Planner (Evans) explained the proposal stating that the project had been reviewed several times by the Commission; that the plan has been slightly revised; that the City and County had concerns about two main roads shown instead of one; and that the new plan addresses these concerns and does show only one road. He stated that staff has concerns about the appro- priateness of approving a 54 acre subdivision without any master plan or development plan since it could be years before the project is completed; and that staff also feels that there are problems with the freeway frontage and narrow lots which will induce fast food businesses and parking lots on a scenic highway. He stated that the County indicates that that the applicants will submit a design manual to the City for an overall program including landscaping, signing, etc. after the map is approved; that another concern is the number of driveway openings on Parkview, and that some of the lots could be through lots or that lots could be eliminated. He suggested that the Commission take a strong stand regarding staff concerns. Planning Director explained that an EIR is being prepared for the adjoining raceway and the proposed subdivision is probably premature regarding access, utilities and other concerns. In reply to Chairman' s question, he stated that the County planners have been very cooperative in listening to the City's concerns, and that the County may listen more intently because of the impact upon access to the raceway. Chairman stated that he could not imagine the Commission would recommend approval of a flat subdivision without design standards and a great amount of traffic before an EIR is completed. Commissioner Hough stated that the number of lots should be reduced. Chairman commented that it is strange that the applicant wants to submit design standards after the map is approved. Planner stated that the applicants depicted in the EIR typical standard, minimally-designed lots which do not meet Palm Springs standards. Planning Director stated that the County has begun to institute architec- tural review at staff level which is an important first step and has used November 9, 1988 PC MINUTES Page 13 MISCELLANEOUS ITEMS (Continued) CASE 20.103. (Continued) Palm Springs development applications as a guideline; and that the process is being done in at least the east area of the County; that the Coachella Community Plan shows design review on major thoroughfares. M/S/C (Hough/Whitney; Olsen/Mills; Dotson abstained) recommending to the County the following: That any final action on the map be delayed until an EIR is accepted as final and any mitigative measures completely assessed for the adjacent race track; that lot sizes along the railroad and freeway be increased; that access be prohibited along Parkview onto the main street; that the master plan design standards be prepared before the map is approved; and that the access street be increased in width for traffic into the race track based on the E.I .R. Planner commented that recommendations from the City are having an effect on the plan and the applicants are revising maps periodically. LAND USE PERMIT (LUP) - AUCTION. Application by HERMAN L. SMITH for Commission approval of a LUP granting a one time auction (after business hours) of restaurant equipment at 2601 Golf Club Drive, R-3 Zone, Section 29. Planning Director stated that a request for an aution is a follow-up to the elimination of the restaurant space to allow time shares at the Canyon Plaza Hotel . M/S/C (Whitney/Edgmon; Olsen/Mills absent) approving a one time auction of restaurant equipment at the Canyon Plaza Hotel on November 19, 1988. CITY COUNCIL ACTIONS. Update of City Council actions. - CASE 5.0497-ETA (Public Arts Amendment). Council approved the Public Art Fee as recommended by the Commission. - CASE 5.0484-MISC. Council approved the extension of the Ordinance for the North Palm Canyon Project Area for 22 months, 15 days. - Valley-wide CVB. Joint Powers Agreement approved in concept by Council . - Agreement Palm Springs Classic. SENCA and Kanter Agreement approved by Council . - Christmas Tree Lot Ordinance. Council reduced fee from $335.00 to $110.00. - CASE 5.0488-CUP (Warner Cable) . Revised plans approved by Council . - TTM 18087. Approved the extension of the old Chaddick map for 50 single- family lots and one 0-20 lot on Bogert Trail . November 9, 1988 PC MINUTES Page 14 MISCELLANEOUS ITEMS (Continued) COMMISSION/STAFF REPORTS OR REQUESTS. December 28 Planning Commission Meeting. Commission will not meet on December 28; the next meeting, after the December 14 meeting, will be on January 11, 1989. In reply to Commissioner Whitney' s question, Planning Director stated that the Council will be meeting on December 7 but there is no indication yet on whether or not the Council will hold its December 21 meeting. Commission Study Session. A regular Commission Study Session will be held on November 16 from 3 to 5 p.m. in the Large Conference Room, City Hall . AAC Membership. Members now serving on the AAC will stay on the perspec- tive members list with a quicker rotation and several other architects have indicated interest. Palm Hills. Commissioner Dotson suggested a field trip to Palm Hills since there since there seems to be activity on Dunn Road. Planning Director replied that Mr. Dunn has been quarrying rock on the road leading to Palm Hills Road and the Director of Community Development is monitoring it and that there has been other interest in Palm Hills but that the parties are requesting secrecy. Chairman stated that the City has to be careful that the applicants have financial stability. Planning Director stated that nothing can be done until the EIR is completed for the area. Commissioner Dotson commented that any development or activity should have validity with the Palm Hills General Plan. He asked if the quarrying were approved and Planning Director stated that it was approved by the Director of Community Development. He stated that the rock has to be exported and that he would see if a field trip could be arranged. ADDED STARTERS. (Determination of eligibility for considerati:on.) None. ADJOURNMENT There being no further business, Chairman adjourned the meeting at 3:20 p.m. PLANNI-N6 DIRECTOR MDR/ml