HomeMy WebLinkAbout2005/06/08 - MINUTES (2) CITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
June 8, 2005
Council Chambers, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
ROLL CALL: Present: Commissioners: Roath, Cohen, Hochanadel,
Conrad, Vice Chairman Shoenberger, Chairwoman
Marantz
Absent: Toni Ringlein
CALL TO ORDER: Chairwoman Marantz called the meeting to order at 1:34 p.m.
REPORT OF POSTING OF AGENDA: Norm Canchola, reported that the agenda was posted
by 5:00 p.m. on Friday, June 3, 2005, at City Hall exterior bulletin board and the Department of
Planning and Zoning counter.
APPROVAL OF MINUTES: Minutes of May 11, 2005.
M/S/C (Cohen/Hochanadel, 6-0) to approve, minutes of May 11, 2005.
PUBLIC COMMENTS:
Chairwoman Marantz declared the Public Comments portion of the meeting open.
Roxanne Ploss, Palm Springs, requested the denial of higher density projects that require a
zone change.
There being no further appearances, the Public Comments portion of the meeting was closed.
CONSENT AGENDA:
2A. Case 3.2594 — An application for architectural approval by City of Palm Springs,
Department of Aviation, to construct Phase 2 of terminal expansion to include new
regional terminal, hold rooms, passenger conveyance and weather protection located at
3400 East Tahquitz Canyon Way, Zone A, Section 18.
Commissioner Roath pulled item 2A. Associate Planner, Matthew Feske, gave details of the
project. He reported that the Architectural Advisory Committee previously reviewed this project
two times and then it was approved.
Steve Zehr, Deputy Director of Aviations, indicated that they do not have to put the stone on the
building and was available for questions from the Commission.
MIS/C (Conrad/Shoenberger, 6-0)to approve, subject to Conditions of Approval.
City of Palm Springs
Planning Commission Minutes
of June 8, 2005
2B. Case 3.2694 -SFR- An application for architectural approval by Tom Haleck / Six Kids
Development to construct approximately 6,048 square foot single family residence
located at 3235 Avenida Sevilla, Lot#5, Zone R-1-B, Section 35, APN 512-210-035.
Associate Planner, Matthew Feske, gave details of the project. He reported that the
Architectural Advisory Committee reviewed this project and had no issues with the height and
mass of the home.
M/S/C (Shoenberger/Hochanadel, 6-0) to approve, subject to Conditions of Approval.
Chairwoman Marantz pulled Items 2C and 2D from the Consent Agenda, to be heard with
Public Hearing item #3.
2C. Case 3.2669 — MAJ — An application for architectural approval by Enrique Rodriguez,
agent for Judy and Virgil Havener to construct a four (4) unit single story apartment
building, 3,486 square feet, located on a 10,019 sq. ft. lot at 3760 Calle De Carlos, Zone
R-2, Section 19, APN 680-043-008.
M/S/C (Shoenberger /Roath, 6-0) to approve, subject to Conditions of Approval; and to defer
under grounding to covenant.
2D. Case 3.2670 — MAJ - An application for architectural approval by Enrique Rodriquez,
agent for Judy and Virgil Havener, to construct a four (4) unit single story apartment
building, approximately 3,486 sq. ft. located on a 9,960 sq. ft. lot at 4022 Calle De
Carlos, Zone R-2, Section 19, APN 680-044-007.
MIS/C (Shoenberger /Roath, 6-0) to approve, subject to Conditions of Approval, and to defer
under grounding to covenant.
2E. Case 3.2634 - SFR - An application for architectural approval by Medhi Rafaty, Tag
Front Architects, agent for Hirad Emadi, to construct a 8,205 square foot single family
residence located at 260 Ridge Mountain Drive, Zone R-1-A, Section 34, APN 513-570-
002.
Assistant Planner, Diane Bullock, gave details of the proposed project at the exhibits.
Vice Chairwoman Marantz and Commissioner Conrad both concurred and felt that it is
necessary to go to the maximum building height of 30 feet.
Medhi Rafaty, Tag Front Architects, voiced his concern that is a very difficult site because it
slopes multi-directional. He further stated that the house is pushed back into the hillside as
much as possible, lowered into the ground and the lower back level is mostly underground. It is
a procession of different heights.
M/S/C (Conrad/Marantz, 6-0) refer to planning staff for a restudy.
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PUBLIC HEARINGS:
3. Case 5.1044 - GPA - General Plan Amendment application by Judy and Virgil Havener,
owners, to re-designate approximately twenty-two (22) acres of land bordered by Calle
De Ricardo (north), Camino Parocela (south), El Placer (west) and Paseo Dorotea (east)
from L-4 (low density residential 4 units/acre) to M15 (medium density residential 12 —
15 units/acre).
Assistant Planner, Diane Bullock, gave details of the proposed project using the audio/visual
projection. This application is being filed to amend the General Plan to make it consistent with
the existing development in the area. There are no issues with height requirements.
Chairwoman Marantz declared the Public Hearing portion of the meeting open:
Roxanne Ploss, Palm Springs, voiced concerns about keeping the General Plan the same and
changing the Zoning Ordinance.
Mark Cassle, Palm Springs, owner and neighbor, in support of proposed project.
Virgil Havener, owner of property, feels his proposal will be a benefit to the City as well as to
himself.
There being no further appearances, the Public Hearing portion of the meeting was closed.
M/S/C (Shoenberger/Roath, 6-0) to approve, subject to Conditions of Approval.
4. Case 5.1043 — GPA —An application by Bob and Rebecca La Venia for a General Plan
Amendment to amend the General Plan Map designation from L2 to L4 located at 1901
South Palm Canyon Drive, Zone R-1-C, Section 27, APN 513-390-044.
Associate Planner, Matthew Feske, gave details of the proposed project at the exhibits.
Chairwoman Marantz declared the Public Hearing portion of the meeting open.
Bob La Venia, Palm Springs, owner of property, gave additional information to the Planning
Commission
There being no further appearances, the Public Hearing portion of the meeting was closed.
M/S/C (Roath/Cohen, 4-2 Hochanade/Conrad) to approve, subject to Conditions of Approval.
5. Case 32806 TTM — An application by PSP Hangars I, LLC, to create a one lot
condominium map for the existing two commercial buildings with eight hangers in each
building located 3400 East Tahquitz Canyon Way (Palm Springs Airport) Zone A,
Section 18, APN 677-270-026 and 027.
Associate Planner, Matthew Feske, gave details of the project at the exhibits.
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Chairwoman Marantz abstained due to a business conflict.
Vice Chairman Shoenberger declared the Public Hearing portion of the meeting open.
John Sanborn, Palm Springs, was available for questions from the Planning Commission.
There being no further appearances the Public Hearing portion of the meeting was closed.
M/S/C (Conrad/Hochanadel, 5-0, 1 abstention/Marantz) to approve, subject to Conditions of
Approval.
6. Case 6.483 / 3.2610 VAR/AA - An Application by Stephen & Loretta Shreve to reduce
the required floor area for a commercial building from 2,000 square feet to 1,650 square
feet to construct a new commercial building located at 2739 North Palm Canyon Drive,
Zone C-1, Section 3, APN 504-060-010.
Associate Planner, Matthew Feske, gave details of the project at the exhibits.
Chairwoman Marantz inquired who would be monitoring the maximum of 5 parking spaces.
Commissioner Conrad suggested planning staff could ensure that it is included in their lease
agreement.
Chairwoman Marantz declared the Public Hearing portion of the meeting open. There being
none, the Public Hearing portion of the meeting was closed.
M/S/C (Conrad/Cohen, 6-0) to approve, with the following condition added: the lease
agreement must come back for approval from staff prior to the issuance of the certification of
occupancy.
7. Case 5.1037 PD 309 /TTM 33161 - An application by Sherman Associates, owner, for a
Tentative Tract Map and Planned Development District. The Tentative Tract Map is to
subdivide approximately 5.95 acres into 32 lots, a private street and pavement and
common space. The Planned Development District is to construct 32 new detached
single family residences, a private street and pavement, and a mini-park located between
Las Vegas Road and Radio Road, west of Indian Canyon Drive, Zone R-2, Section 34,
APN 669-441-013.
Chairwoman Marantz abstained due to a conflict.
Assistant Planner, Diane Bullock, gave details of the proposed project at the exhibits. A video
presentation was shown.
Vice Chairman Shoenberger declared the Public Hearing portion of the meeting open.
Reuel Young, Palm Springs, architect for the project, gave additional information to the Planning
Commission.
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Marvin Roos, MSA Consulting, was available for questions pertaining to the engineering aspects
of the project.
Commissioner Hochanadel voiced his concern regarding the length of the driveways designed to
be less than 25 feet.
There being no further appearances, Vice Chairman Shoenberger, declared the Public Hearing
portion of the meeting closed.
Senior Engineer, Marcus Fuller, stated that there is no way to know in the future how much
commercial development will occur in the vacant area. Whether or not there will be a need for a
sidewalk in that area. He also pointed out that the 8 foot parkway is right of way. If the City
chose to, it could put in a 5' or 8' sidewalk within that parkway.
Commission Conrad stated that future developments would probably take their lead from this
one and they should be rewarded for proposing such a development in this area. The industrial
area to the south of the project may turn residential as the city improves and spreads out and
feels sidewalk could be added at a later time. Commissioner Roath concurred with her that
some neighborhoods really appreciate not having sidewalks.
Vice Chairman Shoenberger had two issues with this project, the 8 foot driveways and where
visiting guests will be parking their cars.
M/S/C (Conrad/Cohen, 4-1, 1 abstention/Marantz) to approve, with the following change: the 8
foot sidewalk on Radio Road to be deleted.
8. Case 3.2697 and Case 33577 TTM /AA-Application by Alejo Caballeros ll, LLC, to
create a condominium map of approximately 2.7 acres to construct 24 residential
condominiums located at Avenida Cabelleros, Zone HR, Section 14, APN 508-034-008.
Associate Planner, Matthew Feske, gave details of the proposed project at the exhibits. He
stated that this project is in Section 14 and subject to Section 14 design and development
standards.
Chairwoman Marantz declared the Public Hearing portion of the meeting open.
Chris Mills, architect on the project, stated his concerns about condition #58 regarding the width
of the street. Their goal is to create a very interesting streetscape and keep it non-urban as
possible and make it pedestrian friendly with more landscaping. He felt condition #84, was an
error to require putting street names inside condominium projects of this size.
Chairwoman Marantz voiced her concern that about a month ago the Planning Commission went
on a site tour of approved developments and the streets were very narrow. She further stated
that there are many driving and parking issues in brand new developments.
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John Sanborn, Sanborn A & E, Palm Springs, stated he has a concern with condition #72. Dave
Barakian, agreed to the change as follows: "prior to the issuance of an off-site street
construction permit.
Barbara Orrill, Palm Springs, resides at Center Court Club, a neighbor of this project, stated her
concerns regarding emergency vehicles parked on their streets, the road is not wide enough for
vehicles to get through.
There being no further comments, Chairwoman Maranz declared the Public Hearing portion of
the meeting closed.
Vice Chairman Shoenberger voiced his concern over the narrow streets, short driveways and the
entrance gate.
M/S/C (Conrad/Roath, 2-4 Roath/Cohen/Hochanadel/Shoenberger) to approve, with the
following amendments: condition #72 shall read, "prior to issuance of an off-site street
construction permit; condition #84 to be deleted and condition #85 to be deleted. MOTION
FAILED.
Commissioner Cohen inquired what the City's standard is for street width.
Marcus Fuller, Senior Engineer, stated this issue began with the Pintura project, David Barakian
and he wrote a memo against approval of the 24' street in that development. The current
Municipal Code says, "Private streets shall be built to public streets standards'. The City's
current standards for a condominium development are 32' wide streets. It provides for parking
on one side and two way traffic.
Chris Mills stated that the project will accommodate 24' wide streets but felt people would try to
drive both directions. He felt that if 18' wide streets were approved people are less unlikely to
drive in both directions.
M/S/C (Conrad/Roath, 4-2/Hochanadel/Shoenberger) to approve, with the following
amendments: Condition #58 shall read, "allow 18' wide one way street with one (1) additional
foot on either side, as specified by the fire department; No parking in the interior loop; Condition
#72 shall read, "prior to issuance off an off site street construction permit; Condition #84 to be
deleted; Condition #85 to be deleted and allow in the CC & R's for one (1) guest parking space
for every driveway that exceeds 20 feet.
9. Case 5.1048 CUP - Application by Southwestern Investments LLC, for a Conditional Use
Permit for the operation of a Goodwill Re-Sale Store located at 150 South Sunrise Way,
Zone C-D-N, Section 13, APN 502-161-004.
Assistant Planner, Diane Bullock, gave details of the proposed project at the exhibits. The only
modifications are interior changes with a sign. A separate sign permit will be issued at that time.
Chairwoman Marantz declared the Public Hearing portion of the meeting open.
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Craig Smith, Vice President of Retail Operations, gave the commission additional information
regarding the operation of Goodwill Stores.
There being no further comments, Chairwoman Marantz declared the Public Hearing portion of
the meeting closed.
Chairman Shoenberger expressed his concern regarding the accumulation of donations in the
front of the store. Craig Smith, responded that the store hours will be from 8:30 a.m. — 8:00 p.m.,
7 days per week, as well as a digital surveillance system to monitor the inside and front of the
store. He indicated that large deliveries will be made in the rear of the store.
M/S/C (Conrad/Roath, 5-1/Hochanadel) to approve, subject to Conditions of Approval.
10. ARCHITECTURAL REVIEW: None.
MISCELLANEOUS:
11. Discussion of Preliminary Review Procedure
Doug Holland gave a detailed summary to the Planning Commission regarding pre-application
procedures. A couple of ways to approach this issue would be:
1.) A formal pre-application process with staff. Staff would review it and make comments
and then they would come in, and periodically summarize for the Planning Commission,
what would be coming to you.
2.) A formal pre-application process. Make certain that notice it in the same manner public
hearings are noticed. The commission can take a look at it and get some initial
feedback with disclaimer stating this is not binding, strictly initial concerns and issues
done in a public forum.
3. Waiting until an application is filed. Do a notice of application to the public, allowing the
public to come in and talk about what those issues are with that application prior to the
letter of completeness is mailed out.
The Commissioners were all in agreement with the effectiveness of pre-applications coming to
the Planning Commission Study Sessions.
12. COMMISSION WORK PROGRAM:
• General Plan Update — Norm reported that they met last week and a lot of good
direction was given.
• Work Program Priorities and Subcommittee Assignments — Leo Cohen reported that
the 2nd session of the Downtown Urban Design Task Force was held and it went very
well.
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13. CITY COUNCIL ACTIONS: Update. None.
14. COMMISSION/STAFF REPORTS AND REQUESTS -Tracy Conrad reported that there
is an illegal sign at a hotel on the northwest corner of Sunrise and Highway 111.
Chairwoman Marantz stated her concerns with the types of advertising that are
appropriate for businesses to display on their signs.
ADJOURNMENT: There being no further business, Chairwoman Marantz, declared the
meeting adjourned at 5:00.
u
Nor Canchola
Acting Interim Director of Planning
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