HomeMy WebLinkAbout2005-09-28 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
September 28, 2005
Council Chambers, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
ROLL CALL: Present: Hutcheson, Roath, Ringlein, Cohen, Shoenberger, Vice
Chairman Hochanandel, and Chairwoman Marantz.
Absent: None
CALL TO ORDER: Chairwoman Marantz called the meeting to order at 1:30 p.m.
REPORT OF POSTING OF AGENDA: Acting Director of Planning, Norm Canchola, reported
that the agenda was posted by 5:00 p.m. on Friday, September23, 2005, at City Hall exterior
bulletin board and the Department of Planning and Zoning counter.
APPROVAL OF MINUTES: None
1. PUBLIC COMMENTS:
2.
3. Chairwoman Marantz opened the Public Comments portion of the meeting. There being
none, Public Comments was closed.
CONSENT AGENDA:
2A. Case 3.2503 - An application by Shelby Strong to demolish existing industrial
building and construct a 10 unit service manufacturing building and adjunct
improvements located at 530 and 550 Vella Road, Zone M1, Section 19.
Vice Chairman Hochanadel requested items 2A and 2B to be pulled for discussion.
Assistant Planner, Diane Bullock, gave details of the proposed project.
Commissioner Shoenberger commented that he attended the Architectural Advisory Committee
meeting when this project was presented, and it was reviewed extensively and the Committee
was very pleased with it.
M/S/C (Shoenberger/Cohen, 7-0) to approve, subject to the Conditions of Approval; and the
Architectural Advisory Committee's recommendations #1, #3 and #4.
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
2B. Case 3.1030 MAJ - An application by Don Lim to construct a 6,128 s.f. two (2) story
building to include a restaurant on the ground floor and six hotel rooms on the second
floor; a pool and spa area with a 425 s.f. patio cover; and an additional 25 parking
spaces and landscaping located at 1984 North Palm Canyon, adjacent to the Howard
Johnson Hotel, Zone C-1/R3, Section 3.
Contract Planner; Joe Prutch, gave details of the proposed project.
Commissioner Roath reported that he attended the 2"d Architectural Advisory Committee
meeting and it appeared the architect has made all the recommended changes. Commissioner
Ringlein commented that she attended both of the A.A.C. meetings and the applicant has
complied with all of the committee's requests.
Vice Chairman Hochanandel inquired why it had taken the applicant almost one year to get to
the Planning Commission. Marcus Fuller responded that there was a site plan issue with
Whitewater Mutual waterlines crossing the property and the applicant had to re -design their
original site plan.
M/S/C (Roath/Ringlein, 7-0) to approve, subject to Conditions of Approval.
PUBLIC HEARINGS:
3. Case TTM 33035 - An application by Mountain Meadows Associates for a tentative
tract map to create a one lot condominium map for the conversion of the 129 existing
apartments units to 129 condominium units located at 2500 East Palm Canyon Drive,
Zone R-3, Section 24, APN 502310054 and 502310055.
Acting Director of Planning Services, Norm Canchola; gave an update of the project which
originally went before the Commission on June 22"d. He reported the Commission was
concerned with the Joss of rental stock within the City and the project was. denied.
Nevertheless, appropriate findings must be made in order to deny the project.
Chairwoman Marantz opened the Public Hearing:
Ava Rocco, Palm Springs, spoke in opposition of the project.
Stan Hubbard, Palm Springs, spoke in opposition of the project.
Carol Fox, Vice President of Construction for Con Am, representing the applicant, gave
additional information.
Joe Gerry, civil engineer on the project, available for questions.
There being no further comments, the Public Hearing was closed.
Chairwoman Marantz inquired if the owner of the complex is required to assist the tenant with
housing relocation. Marcus Fuller replied that assistance is only related to the conversion of
mobile home parks.
2
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
M/S/C (Shoenberger/Hutcheson, 7-0) to recommend approval to the City Council, subject to
Conditions of Approval ; and Condition #13 shall be "A final landscape plan for the East Palm
Canyon Drive frontage be submitted to the Department of Planning Services for approval, prior
to the Final Map.
Commissioner Ringlein voiced her concern about there not being enough affordable rental units
in the City.
4. Case 5.1071 PD 318 / TPM 33989 - An application by Sevak Kachadurian, owner, to
subdivide .52 acres into 3 lots and construct three single family RGA(6), Section 3.
Assistant Planner, Diane Bullock, gave details of the proposed project. She reported that the
PDD requires an amenity be given back to the community in which the applicant has proposed a
consistent landscape and street tree along the corner of Los Felices and Sepulveda.
Commission Ringlein stated she has a business related conflict of interest for item 4 and would
not participate in the discussion or the vote and left Council Chamber.
Chairwoman Marantz declared the Public Hearing open.
Chris Sahlin, architect, gave additional information.
Sevak Kachadurian, applicant, gave additional information.
There being no further comments, the Public Nearing was closed.
Marcus Fuller stated a determination had to be made regarding the under grounding of utility
lines. Commissioner Shoenberger reported that this project was very well received by the
Architectural Advisory Committee in which they felt it would be a benefit to the neighborhood.
M/S/C (Roath/Cohen, 5-1 Hochanandel, 1 absent Ringlein) to recommend approval to City
Council, subject to allowing a 7' 4" wall between the homes; defer to covenant the under
grounding of utilities with the inclusion of the necessary conduits.
Vice Chairman Hochanandel stated he voted against the project because he is not in favor of
the 7 foot wall.
Commissioner Ringlein returned to Council Chamber
5. Case 5.0984 PD 291 — An application by Geiger; LLC to adopt a Planned Development
and construct an approximately 393,000 square foot commercial center on
approximately 37 acres located at the NE corner of Gene Autry Trail and Ramon Road,
Zone M-1-P, Section 17.
Acting Director of Planning Services, Norm Canchola, gave details and an update of the
proposed project.
3
(7)
City of Palm Springs
Planning Commission
Minutes of September28, 2005
Marcus Fuller reported the final traffic study prepared for this project was dated May 31, 2005.
He discussed traffic routes to avoid the intersections at Gene Autry and Ramon Road and
Ramon Road and San Luis Rey. He further indicated extensive traffic studies have been done
and believes recommendations are sound based on the studies conducted.
Commissioner Hochanandel and Cohen voiced their concern about the length of the turning
lane on Gene Autry into Mission Drive. Dave Barakian indicated that the traffic study conducted
extensive research and the recommendation of 4 stacking cars is sufficient.
Chairwoman Marantz declared the Public Hearing open
Milan Garrison, Planning Consultant for Geiger, LLC, stated that they have worked for several
years with staff on this project and commended staff for their hard work. He gave further details
about additional landscaping and the substantial effort that has been made to buffer the loading
zone area.
Curt Watts, Redevelopment Administrator, City of Palm Springs, reported the developer has
overcome a significant number challenges the most noteworthy being the developer's clean-up
of the City's former dumpsite dating back to the 1930's. He spoke in favor of the project.
John Raymond, Director of Community & Economic Development, spoke in favor of the project
and gave a history of the land dating back to the 1960's. He indicated that he felt this is the
most appropriate land use for this area.
Traci Nelson, MG Resolutions, available for questions.
There being no further comments, the Public Hearing was closed
Discussion was made regarding the height and distance of the buffer wall
Commissioner Shoenberger commented that this project has gone through very extensive
reviews for several years. Chairwoman Marantz reported she was extremely pleased with this
project and felt it would be an asset to the neighborhood.
Recess taken at 3:50 p.m. The meeting resumed at 3:55 p.m.
Norm Canchola confirmed the sound wall is proposed to be 8 feet. Marcus Fuller reported he
submitted changes to the conditions of approval on a memorandum dated September 27, 2005.
He stated that any improvements along Highway 111 are subject to the review and approval by
Cal -Trans.
M/S/C (Hochanadel/Cohen, 7-0) to recommend approval to City Council, subject to the
Conditions of Approval; and Engineering Conditions as amended, Condition #42 the following
language to, be added to the end of the condition: "In the event Caltrans demonstrates
requirements that prohibit the ability to construct a directional median opening on Highway 111
at Site Access B, the City Engineer will coordinate with the applicant and Caltrans to resolve the
restriction, including consideration of Site Access Alternative B and installation of a full access
signalized driveway at Site Access B. Conditions indicated herein relative to Highway 111 are
subject to change in accordance with Caltrans requirements, as may be indicated in an
Encroachment Permit issued by Caltrans to the applicant for construction of improvements
4
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
along Highway 111 related to this project; #49 — The last sentence shall be deleted; #50 — The
third and fourth sentences shall be deleted; #55 The last sentence shall be deleted; #59 revise
the first sentence to indicate "The directional median at Site Access E is 100 feet long; #88 "San
Luis Rey Drive" shall be "San Joaquin Drive"; #90 — modified to indicate the developer is
required to extend 15" sewer main to the point of connection for their on site sewer system;
Condition#126 to be deleted; and #129 shall be, "The applicant's fair share indicated in the last
mitigation measure (identified by "96") should be revised by "8.57% to "7.80%".
6. Case 5.0979 CUP - An application by Verizon Wireless for the installation of one sixty
foot (60') tall commercial communication antenna designed as a monopalm pole and
one equipment cabinet shelter at each location measuring 7' by 11'5" by 1'6' within a
14' by 25' lease area located at 1800 South Sunrise Way, Zone RGA(6), Section 25.
Commissioner Shoenberger stated he has a business related conflict of interest for Items 6, 7
and 8 he would not participate in the discussion or the vote and he would be speaking on the
project representing the property owner.
The Commission agreed to hear Items 6, 7 and 8, at one time, since the location for all three is
the same. Norm Canchola gave details of the proposed projects for Verizon, Sprint and
Cingular.
Chairwoman Marantz declared the Public Hearing open.
Joan Tayler, representing the Sierra Club, spoke in opposition of the project.
Maureen Mercury; Palm Springs, spoke in opposition of the project.
Marcie Brown, Delta Groups Engineering, Inc., Irvine, representing applicant (Verizon, Sprint
and Cingular) applicant rebuttal, she reported a discrepancy with Conditions #6, #14 and #3 and
gave further information.
Debbie Melvin, Star Bridge Communication with Sprint, available for questions.
Kevin Grant, Environmental Planner, City of Palm Springs, gave additional information.
Barbara Saito, representing Nextel, gave additional information regarding the FCC.
Jon Shoenberger, representing SmokeTree Inc., indicated Smoketree has unresolved issues
regarding heights and other issues with the applicant.
There being no further comments, the Public Hearing was closed
Tracy Conrad, representing Smoketree, indicated that the property has been properly noticed.
She reported that she requested a continuance because of several unresolved issues with the
Carriers. She retracted her request since the Carriers would like to hear the project today.
Vice Chairman Hochanandel was not in favor of the project because of the location of the cell
towers.
' M/S/C (Hochanadel/Roath, 6-0, 1 absent/Shoenberger) to recommend denial, without
prejudice.
5
City of Palm Springs
Planning Commission
Minutes of September 28. 2005
7. Case 5.0980 CUP - An application by Sprint PCS for the installation of one sixty foot
(60') tall commercial communication antenna designed as a monopalm and one
equipment cabinet shelter at each location measuring 7' by 11'5" by 16' within a 14' by
25' lease area located at 1800 South Sunrise Way, Zone RGA(6), Section 25.
Commissioner Shoenberger stated he has a business related conflict of interest for Items 6, 7
and 8 he would not participate in the discussion or the vote and he would be speaking on the
project representing the property owner.
The Commission agreed to hear Items 6, 7 and 8, at one time, since the location for all three is
the same. Norm Canchola gave details of the proposed projects for Verizon, Sprint and
Cingular.
Chairwoman Marantz declared the Public Hearing open.
Joan Tayler, representing the Sierra Club, spoke in opposition of the project.
Maureen Mercury, Palm Springs, spoke in opposition of the project.
Marcie Brown, Delta Groups Engineering, Inc., Irvine, representing applicant (Verizon, Sprint
and Cingular) applicant rebuttal, she reported a discrepancy with Conditions #6, #14 and #3 and
gave further information.
Debbie Melvin, Star Bridge Communication with Sprint, available for questions.
Kevin Grant, Environmental Planner, City of Palm Springs, gave additional information.
Barbara Saito, representing Nextel, gave additional information regarding the FCC.
Jon Shoenberger, representing SmokeTree Inc., indicated Smoketree has unresolved issues
regarding heights and other issues with the applicant.
There being no further comments, the Public Hearing was closed.
Tracy Conrad, representing Smoketree, indicated that the property has been properly noticed.
She reported that she requested a continuance because of several unresolved issues with the
Carriers. She retracted her request since the Carriers would like to hear the project today.
Vice Chairman Hochanandel was not in favor of the project because of the location of the cell
towers.
M/S/C (Hochanadel/Roath, 6-0, 1 absent/Shoenberger) to recommend denial, without
prejudice.
8. Case 5.0985 - An application by Cingular Wireless for the installation of one 60 (60')
foot tall commercial communication antennas designed as a monopalm pole and one
equipment cabinet shelter at each location measuring 7' by'11'5" by 16' within a 14',by
25' lease area located at 1800 South Sunrise Way, Zone RGA(6), Section 25.
6
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
Commissioner Shoenberger stated he has a business related conflict of interest for Items 6, 7
and 8 he would not participate in the discussion or the vote and he would be speaking on the
project representing the property owner.
The Commission agreed to hear Items 6, 7 and 8, at one time, since the location for all three is
the same. Norm Canchola gave details of the proposed projects for Verizon, Sprint and
Cingular.
Chairwoman Marantz declared the Public Hearing open.
Joan Tayler, representing the Sierra Club, spoke in opposition of the project.
Maureen Mercury, Palm Springs, spoke in opposition of the project.
Marcie Brown, Delta Groups Engineering, Inc., Irvine, representing applicant (Verizon, Sprint
and Cingular) applicant rebuttal, she reported a discrepancy with Conditions #6, #14 and #3 and
gave further information.
Debbie Melvin, Star Bridge Communication with Sprint, available forquestions.
Kevin Grant, Environmental Planner, City of Palm Springs, gave additional information.
Barbara Saito, representing Nextel, gave additional information regarding the FCC.
Jon Shoenberger, representing SmokeTree Inc., indicated Smoketree has unresolved issues
regarding heights and other issues with the applicant.
There being no further comments, the Public Hearing was closed
Tracy Conrad, representing Smoketree, indicated that the property has been properly noticed.
She reported that she requested a continuance because of several unresolved issues with the
Carriers. She retracted her request since the Carriers would like to hear the project today.
Vice Chairman Hochanandel was not in favor of the project because of the location of the cell
towers.
M/S/C (Hochanadel/Roath, 6-0, 1 absent/Shoenberger) to recommend denial, without
prejudice.
9. Case 5.1057 CUP An application by Nextel Communications for the construction,
operation and maintenance of a Nextel communication facility to include directional
antennas mounted within a 60 foot tall steel monopole and a 20'xll'6" 1-hour fire
rated equipment shelter, a portable generator concrete pad and a 6' high block wall
around the perimeter of the Nextel leased area located at 19345 - 65 North Indian
Avenue, Zone HC, Section 15, APNS: 666-330-051 & 666-330-053.
Commissioner Shoenberger returned to Council Chamber.
Contract Planner, Joe Prutch, gave details of the project.
Chairwoman Marantz declared the Public Hearing open:
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
Barbara Saito, Nextel, gave additional information.
Maureen Mercury, spoke in favor of the project.
M/S/C (Roath/Cohen, 7-0) to recommend adoption of the Mitigated Negative Declaration and
recommend approval to City Council
10. Case 5.1058 CUP - An application by Nextel Communications for the construction,
operation and maintenance of a Nextel Communication Facility to include six flush
mounted antennas on an existing light 60' tall light tower and a 20,xl2' equipment
shelter behind the baseball diamond scoreboard located at Sunrise Park, 450 S. Sunrise
Way, Zone O, Section 8, APN 502-200-001.
Contract Planner, Joe Prutch, gave details of the proposed project.
Chairwoman Marantz declared the Public Hearing open.
Chip Clustka, representing Nextel Communications, was available for questions.
Maureen Mercury, spoke in opposition of the project
Suzanne Johns, with Lennar Communities, spoke in favor of the project.
Chip Clustka, applicant rebuttal, commented on the FCC's extensive website, for regulations
and studies on health hazards.
There being no further comments, the Public Hearing was closed.
M/S/C (Roath/Hutcheson, 7-0) to recommend approval to City Council
ARCHITECTURAL REVIEW:
11. Case 5.0977 PD 288 - A revision by John Wessman to the final development plans for
St. Baristo to move the 6' courtyard walls along Lugo and Baristo to the property lines
located at 300 West Baristo Road, Zone R2, Section 15:
Assistant Planner, Michael Blumson, gave an update and details of the proposed project. He
indicated this project was continued from the Septa 14'h meeting and a notice was sent out to the
neighbors on Sept. 191h.The applicant conducted a neighborhood meeting in which staff was
not present.
Chairwoman Marantz reported a letter was received from Frank Tysen, President of the Historic
Tennis Club District Hotel Association.
John Wessman, Wessman Development, gave additional information regarding the walls and
sidewalk. He indicated they met with the homeowners at the jobsite on Tuesday, Sept. 27 th
,
and he believed that they were in agreement regarding the new wall design and deletion of the
sidewalk on Lugo Road.
8
City of Palm Springs
Planning Commission
Minutes of September28, 2005
Assistant City Engineer, Marcus Fuller, commented to delete a sidewalk or an improvement that
was required as part of the preliminary PD would require an amendment to the PD which would
have to be submitted to the Planning Commission and City Council
Sheryl Hamlin, Palm Springs, gave additional information.
M/S/C (Ringlein/Shoenberger, 5-2 Hutcheson/Roath) to approve, subject to moving the wall
one (1) foot from the property line; 5' maximum height for the wall.
Commissioner Hutcheson commented that he felt it was too late in the process to change the
plans to accommodate more space for spas.
12. Case 5.0666 PD 231 — An application by Lennar Inland Communities for final
development plans for a golf maintenance complex located at Escena at Gene Autry
Trail and Vista Chino, Zone PD 231, Section 18.
Principal Planner, Jing Yeo, gave details of the project.
Mark Tate, representing applicant, gave additional information at the exhibits.
Commissioner Shoenberger commented that the Architectural Advisory Committee looked at
this maintenance building, which is not intended to be a fancy building, and was pleased with it.
M/S/C (Shoenberger/Cohen, 7-0) to approve, subject to Conditions of Approval.
13. Case 3.2678 - An application by A. Rasoul Motahari, owner, to construct a 27,926 sq.
ft. two story building, Ceramica Atlas Showroom, for selling and warehousing of stone
products with 2,985 sq. ft. of offices located at 63695 Orr Way, Zone M2, Section 15.
Contract Planner, Norm Canchola, gave details of the proposed project. He indicated that the
Architectural Advisory voted unanimously to recommend approval.
Robert Ricciardi, architect, gave further details at the exhibits.
M/S/C (Ringlein/Hochanandel, 7-0) to approve, subject to Conditions of Approval.
MISCELLANEOUS: None.
14. COMMISSION WORK PROGRAM`.
• General Plan Update — No updates.
• Work Program Priorities and Subcommittee Assignments None.
9;
City of Palm Springs
Planning Commission
Minutes of September 28, 2005
15. CITY COUNCIL ACTIONS: Update.
16. COMMISSION/STAFF REPORTS AND REQUESTS— Chairwoman Marantz reported a
seminar for Commission and Board Members regarding the Brown Act and Political Reform Act
will be held on Thursday, September 29" at City Hall which is open to the Public and especially
helpful to new members. The October 5, 2005 Study Session will be cancelled. She further
commented on the importance of the time change for the Planning Commission meetings.
Vice Chairman Hochanandel inquired on a commercial building painted bright white and green
with accordion type security doors. Jing responded that it is a counter approval process and the
applicants are discouraged to use bright white.
ADJOURNMENT: There being no further business, Chairwoman Marantz, declared the
meeting adjourned at 5:39 p.m.
I
Norm Canchola
Acting Director of Planning Services
10