HomeMy WebLinkAbout2007/03/28 - MINUTES CITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
March 28, 2007
Council Chamber, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 1:33 p.m.
ROLL CALL: Present Present Year: FY 2006/2007
This Meeting: to Date: Excused Absences:
Chair Marantz X 18 1
Vice Chair Hochanadel X 18 1
Cohen X 15 4
Ringlein X 16 3
Hutcheson X 17 2
Caffery X 15 1
Scott X 16 0
REPORT OF POSTING OF AGENDA:
The agenda available for public access at the City Hall exterior bulletin board (west side
of Council Chamber) and the Planning Services counter by 5:00 p.m. on Friday, March
23, 2007.
Craig A. Ewing reported that the applicant for Item 4, Case 3.2999 has agreed to a
restudy by the Architectural Advisory Committee and requests this item be continued
with no date certain. This item will be re-noticed.
Edward Robertson requested Item 9, Case 5.1132 PD 333, be continued to an indefinite
date.
Commissioner Caffery entered the Council Chamber at 1:35 p.m.
City of Palm Springs
Planning Commission Minutes
of March 28, 2007
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1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened the Public Comments.
-Roxanne Ploss, Palm Springs, spoke in opposition of Item 4; stating this neighborhood
is a historic area. She spoke in opposition of Item 6, stating the location is too dose to
restaurants.
-Arlene Rosenthal, Vice President for Well of the Desert, provided additional details and
stated that they serve over 1000 working-class (not homeless) people per month with
bags of groceries.
-Joy Meredith, Downtown Main Street Association, stated this project was discussed
yesterday at their Main Street board meeting and voted unanimously in opposition;
concerned with the location and the notification process.
-Firooca McCain, Palm Springs, spoke in opposition of Item 4, Case 3.2999, concerned
with her view of the mountains; lot size, and the size and style of neighboring homes.
There being no further comments, Public Comments was closed.
CONSENT AGENDA:
Commissioner Scott requested Item 2B pulled from the Consent Agenda for further
discussion.
Commissioner Hutcheson noted his abstention on the minutes of February 28, 2007.
M/S/C (CohenNice Chair Hochanadel, 7-0) To approve, Items 2A and 2C as part of the
Consent Agenda.
2A. Draft Minutes of February 14, 2007, February 28, 2007 and March 14, 2007.
(Noting Commissioner Hutcheson's abstention on the minutes of February 28,
2007.) Approved, as part of the Consent Agenda.
2B. Case 3.3013 SFR / 7.1235 AMM - An application by Rick Scatterday to
construct a new single-family home of approximately 2,295 square feet on a
hillside lot and to reduce the front-yard setback to 12 feet located at 2359
Bisnaga Avenue, Zone R-1-13, Section 25, APN: 510-241-013. (Project
Planner: Bryan Fernandez, Assistant Planner)
Bryan Fernandez, Assistant Planner, provided background information as outlined in the
• staff report dated March 28, 2007.
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Commissioner Scott requested staff address the guest parking and re-calculate the size
of the building coverage to include the the garage. Staff responded the guest parking is
within the Zoning Code and the building coverage is 37.9%. Staff recommended, if
desired, this project may be conditioned to include a requirement to submit an
Administrative Minor Modification application for the final processing of lot coverage by
staff.
Vice Chair Hochanadel noted that 50% or more houses on this street are within the
same setbacks and does not see a problem with the guest parking.
M/SIC (Hutcheson/Vice Chair Hochanadel, 7-0) To approve, subject to Conditions of
Approval, as amended:
*The applicant shall be required to submit an application for an Administrative Minor
Modification to increase the maximum allowed lot coverage from 35% to 37.9%.
2C. Draft Resolution for Case 3.2826 MAJ to adopt a negative declaration and
approve the construction of 58 service/manufacturing lofts within seven
• buildings located at 400 West San Rafael Road, Zone M-1, Section 15.
(Project Planner: Fred Lowndes, Associate Planner) Approved, as part of
the Consent Agenda. Approved, as part of the Consent Agenda.
ARCHITECTURAL REVIEW:
3. Case 3.3011 MAJ - An application by Architects Orange on behalf of Wells
Fargo Bank to construct a 4,800 square foot "Wells Fargo" bank located (on
Pad E) within the previously approved Planned Development District (PD
291) called "The Springs" located on the northeast corner of Gene Autry
Trail and East Ramon Road, Zone PD 291, Section 17, APN 677-420-032.
(Project Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided background information as outlined in the
staff report dated March 28, 2007.
M/SIC (Vice Chair Hochanadel/Cohen, 7-0) To approve, subject to Conditions of
Approval, as amended:
*To include the adjustments to the elevations, as recommended by the Architectural
Advisory Committee.
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4. Case 3.2999 SFR 17.1215 AMM - An application by Steven Van to construct
an approximate 6,355 square foot single family residence, with an increase
of building height to 26' located at 350 El Portal Zone R-1-B Section 27.
(Planner Christopher Ison, Planning Technician)
Commissioner Scott requested the Planning Commission minutes pertaining to this
project be made available to the Architectural Advisory Committee meeting.
M/SIC (Ringlein/Cohen, 7-0) To continue to an indefinite date; to resend to the
Architectural Advisory Committee for a restudy.
5. Case 5.1090 PD 323 / TTM 33878 - An application by Smoke Tree, Inc. for
final development plans (Smoke Tree Cottages) for a previously approved
Planned Development District 323 consisting of 49 residential lots with 52
cottages located at 1850 Smoke Tree Lane, within the Smoke Tree Ranch,
Zone R-G-A(6), Section 25, APN: 510-011-006, 510-020-032 and 510-090-001.
(Project Planner: Craig A. Ewing, Director of Planning Services)
• Vice Chair Hochanadel stated he had a business related conflict of interest and would
not participate in the discussion and vote. He left the Council Chamber at 2:06 p.m.
Craig A. Ewing, Director of Planning Services, provided background information as
outlined in the staff report dated March 28, 2007. Staff also recommends a condition of
the Final Development Plan that all future dwellings within PD 323 be subject to Minor
Architectural Approval.
-Tracy Conrad, Chief Operating Officer, SmokeTree Ranch, complimented staff and
was available for questions.
Commissioner Caffery noted his appreciation for the green technology incorporated
into the single family dwelling.
M/S/C (Scott/Cohen, 6-0, 1 abstained/ Vice Chair Hochanadel) To approve, subject to
Conditions of Approval.
Vice Chair Hochanadel re-entered the Council Chamber at 2:10 p.m.
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City of Palm Springs
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PUBLIC HEARINGS:
6. Case 5.1129 CUP -An application by Wessman Holdings on behalf of Well in
the Desert for a Type Two Conditional Use Permit (CUP) to allow the
distribution of food baskets containing groceries to economically
challenged families on Saturdays only between 7:00 A.M. and 10:30 A.M
located at 181 North Indian Canyon Drive, Zone C-B-D, Section 15. (Project
Planner: David Newell, Assistant Planner)
Chair Marantz noted she took several photographs of the property and submitted them
into the record.
David Newell, Assistant Planner, provided background information as outlined in the
staff report dated March 28, 2007. He reported the existing number of parking spaces
provided is sufficient and the hours of operation will be Saturday mornings only from
7:00 a.m. to 10:30 a.m.
Chair Marantz noted that the parking lot is substandard and there is no trash enclosure
• for the dumpsters.
The Commission discussed the actual date of commencement for the Conditional Use
Permit, the details of food distribution and forwarding a compliant to Code Enforcement
for the trash bins.
Chair Marantz opened the Public Hearing:
-Martha Higgins, representing Wessman Development, provided additional information
and stated the building is a temporary use, their awareness of the code enforcement
concerns with the entire shopping center and noticing to the property owners.
-Dr Wayne McKinney, President, The Well in the Desert, provided additional information
and stated this is food distribution for the working poor people, not the homeless, and
reported no complaints have been raised.
There being no further comments, the Public Hearing was closed.
Chair Marantz noted her concern with this establishment operating without a permit.
Commissioner Scott stated that our downtown belongs to everybody, to the rich, to the
poor and to the middle-class. He further stated that no complaints have been reported
for 10 months and sees no reason not to support this project.
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Commissioner Caffery requested clarification on the number of Downtown Main Street
Association members who voted against this project. Joy Meredith indicated that 13 out
15 members voted in opposition, with 2 members being absent.
Commissioner Ringlein noted she concurred with Commissioner Scott as regards to
helping the disadvantaged and also noted that no complaints have been made.
However, she was concerned that many businesses (tenants) were not notified of this
meeting and encouraged a continuance. She reiterated the importance of upkeep and
maintenance to enhance the building and requested Code Enforcement to continue
monitoring this property.
Commissioner Hutcheson noted that this is not desirable location for long-term use and
encouraged a limited period, such as a 6 month conditional use permit, so that the
applicant may explore alternative locations. He concurred with Commissioner Ringlein
for a continuance of this project to provide an opportunity to hear from the tenants in this
area.
M/S/C (Caffery/) To recommend approval to City Council, subject to Conditions of
Approval, as amended: For a 6 month period and Code Enforcement to follow-up on
• the trash enclosure and the parking lot. MOTION WITHDRAWN.
The Commission discussed the City's process for expired conditional use permits.
Craig A. Ewing responded that necessary notification and enforcement actions would be
taken and the City Attorney would be consulted to ensure the use is not
continued. Further discussion was made on the applicant's rights to re-apply for this
use prior to the expiration date of the conditional use permit.
M/S/C (Ringlein/Hutcheson, 4-3Nice Chair Hochanadel/ Chair Marantz/ Caffery) To
recommend approval to the City Council, subject to Conditions of Approval,
as amended:
*The Conditional Use Permit is valid for a period of one year from the date of approval.
*Direct staff to properly notice the City Council Public Hearing to include all tenants
within 400 feet.
Commissioner Ringlein again advised the applicant to clean up the property.
Commissioner Caffery suggested Downtown Main Street Association also be notified.
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City of Palm Springs
Planning Commission Minutes
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7. Case 3.2801 MAJ / 6.496 VAR - An application by Michael Chait, C2G
Architects, on behalf of Knollwood Partnership, to construct three
commercial/industrial buildings with off-street parking and associated
landscaping and a variance for the reduction of the rear and side yard
setbacks located at 1066 North Gene Autry Trail, Zone W-M-1-P, Section 7,
APN 677-260-026. (Project Planner: Fred Lowndes, Associate Planner)
Fred Lowndes, Associate Planner, provided background information as outlined in the
staff report dated March 28, 2007.
Commissioner Caffery stated he has a business related conflict of interest and would
not participate in the discussion and vote. He left the Council Chamber at 2:28 p.m.
Chair Marantz opened the Public Hearing:
-Joe Fairchild, representing Lennar Communities, stated they met with the applicant
and setbacks were not discussed. He stated that no opposition letter was submitted for
this item because they were not notified of this case. He spoke in opposition of the
Variance.
• -David Baron, represents the applicant, addressed Escena's concern pertaining to the
setbacks and stated that he did not think it was fair to subject the adjoining property to
the high setback requirements after they received the benefits of a change of zone.
-Michael Chait, C2G Architecture, provided additional details pertaining to
the architecture, parking and landscaping.
-Bruce Tamilian, father's property, stated the tenant base will consist of general/light
industrial businesses such as general contractor or furniture showroom not heavy
machinery.
There being no further comments, the Public Hearing was closed.
Vice Chair Hochandel noted that originally all this property was zoned industrial and he
does not see why this applicant should be penalized when a concession was made for
Lennar Communities to re-zone to residential.
MIS/C (Scott/Cohen, 6-0, 1 abstained/ Caffery) To approve, subject to Conditions of
Approval.
Commissioner Caffery re-entered the Council Chamber at 3:10 p.m.
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City of Palm Springs
Planning Commission Minutes
of March 28,2007
8. Case 3.2802 MAJ / 6.495 VAR - An application by Michael Chait, C2G
Architects, on behalf of Knollwood Partnership, to construct two
commercial/industrial buildings with off-street parking and associated
landscaping and a variance for the reduction of the rear and side yard
setbacks located at 890 North Gene Autry Trail, Zone W-M-1-P, Section 7,
APN: 677-260-027. (Project Planner: Fred Lowndes, Associate Planner)
Commissioner Caffery stated he has a business related conflict of interest and would
not participate in the discussion and vote. He left the Council Chamber at 3:11 p.m.
Marcus Fuller, Assistant Director of Public Works, requested a continuance until the
access agreement has been received from The Desert Sun.
M/S/C (Vice Chair Hochanadel/Ringlein, 6-0, 1 abstained/ Caffery) To continue, to the
meeting of April 11, 2007..
Commissioner Caffery re-entered the Council Chamber at 3:14 p.m.
• 9. Case 5.1132 PD 333 / TTM 35236 - An application by Loft Partners Palm
Springs, LLC, to construct a 200 room hotel (Starwood Resort Hotel), 143
condominium units and a parking structure located at the northwest comer
of Amado Road and Avenida Caballeros, Zone R4 & RGH, Section 14 (IL).
(Project Planner: Edward Robertson, Principal Planner)
M/S/C (Ringlein/Cohen, 7-0) To continue, the Public Hearing without public testimony,
to an indefinite date.
10. COMMISSION WORK PROGRAM:
*General Plan Update
*Work Program Priorities and Subcommittee Assignments
Craig A. Ewing reported that the Comprehensive General Plan Update along with the
draft Environmental Impact Report was made available to the public on Thursday,
March 22, 2007. The document is also available on-line and can be downloaded at
psplan.org. Copies are also available at the City Clerk's office, the Planning Services
counter and at the Palm Springs Public Library reference counter. The Steering
Committee will review a draft resolution on April 5th for their recommendation to the
Planning Commission. The Planning Commission will hold the first public hearing on
the draft General Plan and draft EIR on Wednesday, April 25, 2007 and continue to the
• May 9th meeting.
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City of Palm Springs
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Commissioner Scott noted he would be on vacation for the April 25th meeting.
Commissioner Ringlein noted she would also be on vacation for the April 25'h
meeting. The remainder 5 members stated they would be in attendance for this
meeting.
Craig A. Ewing provided details on Code Enforcement's re-organization. He indicated
that he meets, on weekly basis, with Terry Tatum, Code Enforcement Supervisor, to
review Planning & Zoning complaints.
Craig A. Ewing noted the April 4th Study Study topics would include a presentation from
Tom Davis on the tribe's plans for Section 14 and public parking opportunities for the
convention center.
11. CITY COUNCIL ACTIONS: Update.
12. COMMISSION/STAFF REPORTS AND REQUESTS:
Chair Marantz thanked Craig A. Ewing for his efforts in setting up the League of
• California Cities Planners Expo. in San Diego. She nominated Commissioner Caffery to
attend the Architectural Advisory Committee meeting for the month of April.
Commissioner Ringlein requested the status on the apartments on Vista Chino
pertaining to the minimal landscaping and exposed air conditioning units. Staff
responded that the owner is more than willing to address these problems and a new
landscaping plan has been submitted to screen the air conditioning units.
Commissioner Cohen reported an ongoing problem with overgrown trees covering the
stop signs at Mountain View and Monte Vista, as well as, Vista Chino and Via
Norte. Craig A. Ewing suggested he provide this information to Richard Jenkins, who is
the traffic specialist, in the Public Works department.
13. ADJOURNMENT: There being no further comments, the meeting was
adjourned at 3:25 p.m.
rai wing_
Director of PI Wing Services
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