HomeMy WebLinkAbout2006-06-28 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
June 28, 2006
Council Chambers, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
ROLL CALL:
Present
Present
Year: 2006
This Meeting
to Date
Excused Absences
Dianne Marantz, Chair
X
12
0
Larry Hochanadel, Vice Chair
X
12
0
Jon Shoenberger
X
11
1
Leo Cohen
X
12
0
Marshall Roath
X
12
0
Toni Ringlein
X
11
1
Rick Hutcheson
X
11
1
REPORT OF POSTING AGENDA:
The June 28, 2006 agenda was available for public access at the City Hall exterior
bulletin board and the Department of Planning Services counter by 5:00 p.m. on June
23, 2006.
Chair Marantz announced that Item 213 would be continued to a date uncertain, Item 4,
Case 5.1085, would be continued to July 12, 2006, and Item 5, Case 3.2871, would be
continued to July 12, 2006.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened the Public Comments portion of the meeting. There being no
comments, the Public Comments was closed.
CONSENT AGENDA:
M/S/C (Hutcheson/Cohen, 7-0) To approve, Items 2A, 213 and 2C, as part of the Consent
Agenda.
2A. Approval of Minutes: June 14, 2006
.Approved, as part of the Consent Agenda.
City of Palm Springs
Planning Commission Minutes of
June 28, 2006
2B. Case 3.2829 MAJ - An application by Grant Hovakimyan to construct
approximately 7,200 square foot, 3 unit condominium building located at 551
East Vista Chino Road, Zone R2, Section 11, APN 507-022-005.
To continue, to a date uncertain. Approved, as part of the Consent Calendar.
2C. Case 3.903 - A Minor Architectural application by Carlos and Duyen Ariss
to install an 8' x 20' temporary modular office in the parking lot of the
Sunrise Shopping Center for information and sales for approximately 8 - 10
weeks beginning the first week in July, located at 170 South Sunrise Way,
Zone PD-76 (CDN), Section 13, APN 502-161-004.
Approved, as part of the Consent Agenda.
PUBLIC HEARINGS:
3. Zoning Ordinance Amendment for Chino Cone and Adjacent Areas -
Consideration for an amendment to the Palm Springs Zoning Ordinance and
establish new development standards for the Chino Cone and adjacent
areas located southwest of Highway 111 and generally bisected by Tramway
Road. Adjacent areas also affected by the proposed project include lands
north of the Chino Cone along the southwesterly edge of Highway 111.
Vice Chair Hochanadel stated he has a business related conflict of interest and would
not participate in the discussion and vote. He left the council chamber at 1:35 p.m.
Commissioner Shoenberger stated he has a business related conflict of interest and
would not participate in the discussion and vote. He left the council chamber at 1:35
p. M.
Director of Planning Services, Craig A. Ewing, gave background information as outlined
in the staff report relating to the draft ordinance dated June 28, 2006. He displayed a
visual presentation using aerial photography of the Chino Cone and adjacent areas.
City Attorney, Douglas Holland, gave clarification relating to the draft ordinance staff has
presented and the draft ordinance submitted by a third party.
The Commission requested further clarification on the density transfer, guiding principals
for set -backs on specific plans, height limits, salt water pools, energy conservation and
lawns.
Chair Marantz opened the Public Hearing.
Ed Torres, president of the PSEDC, read a statement from the Palm Springs Economic
(� Corporation requesting more time be spent on reviewing the draft ordinance.
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City of Palm Springs
Planning Commission Minutes of
June 28, 2006
Jono Hildner, Palm Springs, stated his concerns on density, building heights, lot
coverage and open space.
David Baron, Slovak, Baron & Empey, representing Suzanne Sommers, requested that
planning area #9 be removed and discussed separately; recommended a much higher
density in the Snow Creek area.
Vic Gainer, Palm Springs, co-chair of the former Citizens Task Force, the third party of
the 2nd draft.ordinance submitted; encouraged the Commission to take the next 2 weeks
to review these documents.
Jeff Ballinger, Best, Best & Kreiger, representing Century Homes, requested a
recommendation to City Council for a density transfer provision allowing a transfer into
other areas.
Malika Albert, Palm Springs, spoke in favor of preservation for the Chino Cone area.
Steve Sims, Palm Springs, requested preservation for the Chino Cone.
April Hildner, Palm Springs, spoke in favor of preservation for the Chino Cone area.
Marvin Roos, MSA Consulting, gave background history and voiced his concern about
the open space requirements and definitions.
Ernie Vincent, Palm Springs, commented on the outline submitted by the Citizen'sTask
Force and made comparisons on density and open space; he requested modification to
the guidelines.
There being no further comments, Chair Marantz, closed the Public Hearing.
A recess was taken 2:40 p.m.
The meeting resumed at 2:53 p.m.
Craig A. Ewing recommended this item be continued to an adjourned meeting on July
51h. The Commission discussed and directed staff to modify the ordinance, as follows:
• Amend the density chart so that Planning Areas 3 and 4 indicate 2 dwelling units
per acre, instead of "Tribe Specific Plan". (Staff noted that the Commission's
recommendation dictates a development density over which the City has no
control.)
• Amend Planning Area 5 / Guiding Principals: Development along Highway 111
Frontage to add that development of Planning Area 5A harmonizes with and
does not overshadow the Frey -designed Visitors Center.
• Add that density for Planning Area 9 be more clearly identified.
• Transfer of Density
D. Density Transfer Performance Standards
1. Amend so that no density transfers may be allowed to Planning Areas
through 4 or 6.
• Design Standards for the Chino Cone / Highway 111 Entry Corridor
D. Site Preparation
< 1. Guiding Principals: Grading
City of Palm Springs
Planning Commission Minutes of
June 28, 2006
b. Require that mass grading to create large, single level flat pads is prohibited.
c. Require that cut -and -fill techniques to create flat development is prohibited.
• E. Street Design
g. Require that gated entries are prohibited.
• 4a. Sidewalks — Amend that accessible pathways shall be paved with decorative
or colored concrete, pavers, or other approved materials.
• G. Site Planning and Design —
2d. Guiding Principals -
Amend that the forms of buildings, structures and other improvements are '
not repetitive, but respect and interpret the forms of the surrounding
landscape and present a custom design appearance.
• 3. Guiding Principals: Major View Corridor Buffers —
a. Require that buffers in setbacks of 75 to 125 feet are developed on
properties fronting Highway 111 to screen development from motorists'
views. All rooftops in the zone are screened from highway view using berms,
landscape materials and setbacks.
• 4. Guiding Principals: Wall and Fences
Require that perimeter or property boundary walls and fences are prohibited.
• 5. Guiding Principals: Lighting
a. Amend that the exterior lighting fixtures are shielded to eliminate from off -
site views of any direct light source. All lighting is directed downward with no
up -lighting of landscaping.
• Guiding Principals: Landscaping
a. Add invasive ornamental plants are not used.
b. Amend that hydro seeding is not used, except for approved turf areas.
e. Amend that the turf lawns are permitted in rear yards only.
Commissioner Ringlein requested clarification on the difference between specific plans
and plan development districts.
4. Case 6.1085 CUP /. TTM 34019 - An application by Pali -Palm Springs to sub-
divide one lot for the development of 34 residential condominium units and
two commercial condominium units comprised of a nine -room hotel and bar
located 261 South Belardo Road, Zone R3, Section 15.
Commissioner Shoenberger and Vice Chair Hochanadel re-entered the Council
Chamber at 3:52 p.m.
Associate Planner, Diane Bullock, gave background information as outlined in the staff
report dated June 28, 2006. She indicated that the Historic Site Preservation Board
requested a continuance to July 11, 2006, for the applicant to come back before them
specifically for the Craftsman bungalow.
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City of Palm Springs
Planning Commission Minutes of
June 28, 2006
The Commission concurred that since this project was recommended for a continuance
they were not prepared to vote and were in agreement of a continuance to the July 12
meeting.
Chair Marantz opened the Public Hearing.
Matt Fisher, applicant, Palisade Development Group, gave further details relating to
parking, access on Belardo, and building height.
Tarrah Beebe, architect, gave additional information relating to the restoration of the
bungalows and the Frey building.
Tom Lockett, Land Images, gave additional detailed information relating to the
landscaping.
Elizabeth Peterson, gave details pertaining to the Conditional Use Permit request and
emphasized that the kitchen and bar would not be a destination restaurant.
Bob Helbing, Palm Springs, spoke in favor of the project and commended the developer
for the community outreach.
There being no further comments, Chair Marantz, continued the Public Hearing to the
meeting of July 12, 2006.
M/S/C (Ringlein/Vice Chair Hochanadel, 7-0) To continue to Planning Commission
meeting of July 12, 2006.
5. Case 3.2871 MAJ / Case 5.1101 GPA - An application by BMW Motors of
Palm Springs for approval of a Major Architectural Approval and a for a
proposed new automobile facility on a undeveloped lot located at 3737 East
Palm Canyon Drive and associated with the project is a General Plan
Amendment to delete the existing public frontage road along East Palm
Canyon Drive, Zone C2, Section 30, APN 681-070-016.
Director of Planning Services, Craig A. Ewing, requested this item be continued, a new
notice would be published and mailed due to an error in the previous noticing.
M/S/C (Vice Chair Hochanadel/Hutcheson, 7-0) To continue, to Planning Commission
meeting of July 12, 2006.
6. Case 5.1114 ZTA - A request to consider a Zone Text Amendment to modify
Section 94.06.01, establishing new findings for a Minor Modification.
Associate Planner, Ken Lyon, gave background information as outlined in the staff report
dated June 28, 2006. He indicated this Zoning Text amendment is proposing a separate
set of findings for the minor modification.
Chair Marantz opened the Public Hearing.
} There being no comments the Public Hearing was closed.
ity of Palm Springs
lanning Commission Minutes of
me 28, 2006
M/S/C (Shoenberger/Ringlein, 7-0) To approve.
7. ARCHITECTURAL REVIEW: None.
MISCELLANEOUS:
8. Case 5.1022 PD 305 / TTM 32732 - An application by Tahiti Partners Real
Estate Development Corp., (Oceo) for Final Development Plans on 5.55 acres
subdivided into 11 lots consisting of 25 residential condominiums, 9 single-
family residences and a 5,000 square foot restaurant/bistro located on the
southwest corner of Camino Real and East Palm Canyon, Zone PD 305,
Section 26, APN 511-042-011 and 012.
Associate Planner, Diane Bullock, gave background information as outlined in the staff
report dated June 28, 2006.
Chair Marantz requested clarification on the reason this project was originally submitted
as a planned development.
Commissioner Cohen commented that he attended the Architectural Advisory
Committee meeting and the applicant has complied with all the major changes.
Vice Chair Hochanadel requested clarification on the garage set -backs.
Jennifer Conrad, representing the developer, thanked staff for their hard work and was
available for questions.
M/S/C (Hutcheson/Vice Chair Hochanadel, 7-0) To approve, Case 5.1022 PD 305 and
TTM 32732.
9. TTM 32263 - A request by RSM Arbours, L.P., for a time extension for
Tentative Tract Map 32263 for one year located at 1301 Montalvo Way, Zone
M-1-P, Section 7, APN 677-461-002 and 003.
Vice Chair Hochanadel stated he has a conflict of interest and would not participate in
the discussion and vote and left the Council Chamber on 4:41 p.m.
Assistant Planner, David Newell, gave background information as outlined in the staff
report dated June 28, 2006.
Commissioner Cohen requested clarification on the length of the time extension.
M/S/C (Ringlein/Cohen, 6-0, 1 absent/Vice Chair Hochanadel) To recommend approval
to City Council
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City of Palm Springs
Planning Commission Minutes of
June 28, 2006
10. Case 5.0984 PD 291 - An application by Geiger, LLC, for final development
plans (The Springs) for approximately 393,000 square feet of commercial
and retail buildings within a previously approved Planned Development
District (PD 291) located on the northeast corner of Gene Autry Trail and
East Ramon Road, Zone M-1-P, Section 17, APN 677-280-041 and 677-420-
032 -034.
Vice Chair re-entered the Council Chamber at 4:44 p.m.
Principal Planner, Edward Robertson, gave background information as outlined in the
staff report dated June 28, 2006.
Commissioner Ringlein requested clarification on the sidewalks and buffer.
Vice Chair Hochanadel requested clarification on height of the north wall.
M/S/C (Vice Chair Hochanadel/Cohen, 7-0) To approve.
11. COMMISSION WORK PROGRAM
*General Plan Update
*Work Assignment Priorities and Subcommittee
Associate Planner, Ken Lyon, gave an update on the draft Housing Element, the
Community Design Element, the Traffic Analysis, the Open Space and draft
Conservation, the Initial Study for the draft EIR and the Consolidated Plan.
12. CITY COUNCIL ACTIONS: Update.
Craig A. Ewing gave an update on the City Council's Study Session to be held tonight.
13. COMMISSION/STAFF REPORTS AND REQUESTS -
Jon Shoenberger bid his farewell and commented that he appreciated the opportunity to
have served the City and has enjoyed working with everyone.
The Commission discussed construction barriers in the three downtown corridor
projects. Craig A. Ewing commented that staff is currently working on initiating an art
program with the school district for graphics at these construction sites.
14. ADJOURNMENT: The meeting adjourned at 5:04 p.m. to the meeting of July 5,
2006.
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