HomeMy WebLinkAbout2007/09/26 - MINUTES CITY OF PALM SPRINGS
• PLANNING COMMISSION MINUTES
September 26, 2007
Council Chamber, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 1:34 p.m.
ROLL CALL: Present Present Year: FY 2007/2008
This Meeting: to Date: Excused Absences:
Chair Marantz X 6 2
Vice Chair Hochanadel X 8 0
Cohen X 8 0
Ringlein X 7 1
Hutcheson X 8 0
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Caffery X 7 0
Scott X 8
REPORT OF POSTING OF AGENDA:
The agenda was 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,
September21, 2007.
ACCEPTANCE OF THE AGENDA: The agenda was accepted, as presented.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments:
-Arlene Battishill, Palm Springs, spoke in reference to Item 5 (Boulders) and 6
(Crescendo); voiced concern with insufficient soil analysis and requested further
studies.
-Mario Berardi, applicant, for Item 4, requested consideration to defer the utility
undergrounding to covenant due to a financial burden.
• There being no further comments, Public Comments was closed.
City of Palm Springs
Planning Commission Minutes
of September 26, 2007
CONSENT CALENDAR:
Chair Marantz requested staff address Item 2 pertaining to the site covered with overgrown
shrubbery. Staff responded this concern will be forwarded to Code Enforcement.
M/S/C (Hutcheson/Cohen, 6-0, 1 absent/Caffery) To approve, Items 2A, 213, 2C and 2D,
as part of the Consent Calendar.
2A. Case 3.2402 MAJ - A request by Kent Salveson for a one-year time extension
construct an eight-unit apartment located at 199 Via Olivera, Zone R-2, Section 3, AF
504-270-004. (Project Planner: Bryan Fernandez, Assistant Planner).
Approved, as part of the Consent Calendar.
2B. Case TPM 31351 (Indian Oasis) - A request by Margaret Parks of the Agua Caliente
Band of Cahuilla Indians for a one-year time extension for a mixed-use development
consisting of retail/office/industrial space, a 700-room luxury resort hotel and an 18-
hole golf course on 273 acres located at the southwest corner of Crossley Road and
Mesquite Avenue, Zone M-1-P, Section 20, APNs: 680-180-043, 45 and 046.
• (Project Planner: Bryan Fernandez, Assistant Planner).
Approved, as part of the Consent Calendar.
2C. Case 5.1051 CUP - A request by Jay Jarquin of Avalon Pain Solutions Inc., for a one-
year time extension to operate an intermediate care facility for patients with chronic
pain located at 855 North Indian Canyon Drive and 175 East El Alameda, Zone R-3,
Section 10, APNs: 505-285-011 and 012. (Project Planner: Bryan Fernandez,
Assistant Planner).
Approved, as part of the Consent Calendar.
21). Case 3.3110 SFR — An application by Rick Christie, owner, to construct a 3,918
square foot single-family residence on a hillside lot located at 1577 Rose
Avenue, Zone R-1-C, Section 1, APN: 505-044-014. (Project Planner: Bryan
Fernandez, Assistant Planner).
Approved, as part of the Consent Calendar.
•
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Planning Commission Minutes
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• MISCELLANEOUS:
3. Case 5.1038 AMND PD 310 (Tangerine) — A request by Via Escuela Land
Partners, LLC., for a use and standards amendment to Planned Development
District 310 to permit installation of a controlled entry gate and turn-around
located at 217 Via Escuela, Zone PD 310 (C-1), Section 3, APN: 504-310-036.
(Project Planner: Chris Brown, Contract Planner)
Commissioner Hutcheson stated his abstention on Item 3 and would not be participating
in the discussion and vote. He left the Council Chamber at 1:44 p.m. Vice Chair
Hochanadel noted his abstention and would not be participating in the discussion and
vote. He left the Council Chamber at 1:44 p.m.
Chris Brown, Contract Planner, provided background information as outlined in the staff
report dated September 26, 2007.
-Skip Goodell, architect, stated the guest entrance has been widened to 18 feet and the
landscaping has been enhanced. Mr. Goodell requested approval of the entry gate for
the safety of the homeowners.
-Mark Dupont, applicant, provided further details and emphasized the widening of the
entry gate.
• -Charles Sachs, Palm Springs, voiced concern with a potential road hazard at the
nearby intersection due to traffic slowing down at the entry gate.
Commissioner Caffery entered the Council Chamber at 1:54 p.m.
Scott Ventura, Fire Division Chief, provided further details and indicated that a fire
engine would be 11 feet in the right-of-way with the proposed entry gate and
recommended a 24-hour man gated entrance or no gates.
Commissioner Scott noted that he is opposed to this request based on engineering
and fire safety concerns.
M/SIC (Scott/Ringlein, 4-0, 3 abstained Caffery, Hutcheson and Hochanadel) To deny
the applicants request.
Commissioner Hutcheson and Vice Chair Hochanadel re-entered the Council Chamber
at 2:00 p.m.
PUBLIC HEARINGS:
4. Case 3.3033 and 3.3034 MAJ AMND — A request by Mario Berardi to change
previously approved Conditions of Approval to defer obligations to perform utility
• undergrounding for a project comprised of two warehouse buildings located at
245 and 265 Radio Road, Zone M-1, Section 34, APNs: 669-444-002 and 003.
(Project Planner: Bryan Fernandez, Assistant Planner).
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Chair Marantz stated a business related conflict of interest and would not be
participating in the discussion and vote. She left the Council Chamber at 2:01 p.m.
Christopher Brown, Contract Planner, provided background information as outlined in
the staff report dated September 26, 2007.
Marcus Fuller, Assistant Director of Public Works, provided further details on the two
previously approved buildings requiring undergrounding of utilities.
The Commission discussed the power poles on the adjacent properties and the
estimate of the cost given by Edison of$160,000.00 for the undergrounding of utilities.
Mario Berardi, applicant, provided further details and stated that the power pole to the
west, on the adjacent property, should have been under grounded.
M/S/C (Hutcheson/Caffery, 5-1/Scott), 1 abstained/ Chair Marantz) To approve, the
applicant's request to defer utility undergrounding to covenant.
Commissioner Ringlein requested utility undergrounding as a discussion item for a
study session.
• Chair Marantz re-entered the Council Chamber at 2:13 p.m.
NOTE: ITEMS 5 AND 6 WILL BE HEARD AS A SINGLE ITEM.
5. Case 5.0973 PD 287 / TTM 31095 TTM (Boulders) - Planned Development
District 287 and Tentative Tract Map 31095 for the subdivision of approximately
30.4—acre parcel into 45 lots. The Planned Development District would allow
new design and development standards for a proposed development of up to 45
single-family residential units located at 751 West Via Escuela Road, Zone R-1-
A, Section 3, APN's: 504-150-002 and 009. (Project Planner: Edward O.
Robertson, Principal Planner) (Continued from September 12, 2007.)
6. Case 5.0996 PD 294 / TTM 31766 (Crescendo) - Planned Development District
294 and Tentative Tract Map 31766 for the subdivision of approximately 42-acre
parcel into 79 lots. The applicant is also requesting for the vacation of the
westerly 23 feet of the Vista Grande Avenue right-of-way. The Planned
Development District would allow new design and development standards for a
proposed development of up to 79 single-family residential units located at 1000
• west of Racquet Club Road, south of Tram Way Road and west of Vista Grande
Road, Zone R-1-A, Section 3, APN: 504-040-046. (Project Planner: Edward O.
Robertson, Principal Planner) (Continued from September 12, 2007)
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•
Edward Robertson, Principal Planner, provided background information as outlined in
the staff report dated September 26, 2007. Mr. Robertson provided an overview on the
revisions made to the Boulders project.
Chair Marantz noted several corrections to the conditions of approval for the Boulders
project pertaining to rock crushing. Staff responded the revisions would be noted.
The consensus of the Commission is to hear one item at a time.
Chair Marantz opened the Public Hearing:
The following persons spoke in favor of the projects:
-John Wessman, applicant, provided further details on the Boulders project pertaining to
the streets, the gated entrance and the retaining wall. Mr.
Wessman requested condition #12, on page 4, to include the wording, " . . . except on
new entrance on Via Escuela" and deletion of engineering condition #32, on page 12,
regarding installation of sewer laterals extended to property lines.
-Bob Helbling, Palm Springs, spoke in favor of the projects; and noted Mr. Wessman
has reduced the lots and the homes are in character to the surrounding neighborhood.
. .-Lyn Calerdine, LSA Associates, responded to further comments made to the
Environmental Impact Report (EIR).
-Marvin Roos, MSA Consulting, project engineer for Boulders, provided further
information on the drainage, grading and emphasized that the zoning has been adopted
for hillside lots.
-Paul Levitan, Palm Springs, noted that the revisions to the Boulders project fit in with
the neighborhood.
-Emily Hemphill, representing the applicant and responding to
testimony, addressed density, mass grading, the rock crusher for the Crescendo
project, benefits to the city and the alluvial fan.
-John Wessman, applicant, provided further details on site plan for the Crescendo
project.
The following persons spoke in opposition of the projects:
-Walter Baumhoff, Palm Springs, read an addendum to a report by Richard
Simon, emphasizing that the project does not propose the highest and best use for the
property.
-John Macon, Palm Springs, read the second part of Mr. Simon's letter, pertaining to
negative environmental impacts resulting from massive grading.
-Mallika Albert, Palm Springs, requested a continuance for the Commission
to review the information submitted on the alluvial fan.
• -Cheryl Beverly, Palm Springs, voiced concern with the mass grading.
-Dana Stewart, Palm Springs, voiced concern with mass grading, pollution and
disturbance of wild-life.
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-Roxanne Ploss, Palm Springs, voiced concern with the destabilization of the alluvial fan
and suggested developers submit 3-D plans for better visuals.
-Rodney Drew, Palm Springs, requested adequate review and consideration of the
proposed projects.
-John Goodrich, Palm Springs, noted the Calculations and effects of rock crushing.
-Andy Linsky, Palm Springs, requested a thorough review and investigation for both
projects.
-Solange Taylor, Palm Springs, voiced concern with the effects of rock crushing and
suggested more time be taken for a thorough review.
-Charles Sachs, Palm Springs, stated concern with the instability of the land and the
alluvial fan.
-Thomas Watson, Palm Springs, urged denial of the projects.
-Paul Levitan, Palm Springs, stated that the Crescendo project will negatively impact the
area.
-J.R. Roberts, Palm Springs, requested deletion of the on-site rock crushing and
uniform grading or terracing of the projects.
-Frank Gaydos, Palm Springs, requested more time to research wind and noise
factors due to the rock crusher.
-Jeff Welshams, Palm Springs, provided information on the disturbance to alluvial fans
and its massive effects.
• -Victoria Hurst, Palm Springs, voiced concern with the disruption to the environment.
-Gladys Krennick, Palm Springs, spoke of the beauty of the alluvial fan and its
preservation.
There being no further appearances the Public Hearing was closed.
A recess was taken at 3:50 p.m.
The meeting resumed at 4:03 p.m.
Mr. Ewing reported three corrections to the Boulders resolution: (1) On page 5, delete
conditions #21 and #23; condition #12 to add the wording at the end of the sentence,
"except gates shall be allowed on Via Escuela'; and delete condition #27.
Commissioner Hutcheson requested staff address the height of the retaining wall. Staff
responded the height of the retaining wall is about 20 feet high. Mr. Hutcheson
concluded that the majority of mass grading will be done to this area. Staff agreed.
Vice Chair Hochanadel requested engineering staff address if it is common to have
developers run a lateral sewer line. Staff responded it is not a common request,
however, staff recommends running the lines to the south side of Chino Canyon Road
when the road is excavated. Mr. Fuller offered an expense reimbursement agreement,
• to the applicant, to cover the costs of the new sewer laterals.
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Commissioner Hutcheson requested an amendment to the motion to remove the 20 foot
high retention wall and eliminate the mass grading. Commissioner Scott seconded the
amendment. Mr. Fuller reported that removal of the wall could be done, however, each
home would require a private lift station pump. The Commission further discussed the
need of the retention wall. Commissioner Scott noted a benefit is that the boulders will
be used for fill and not removed from the site. Commissioner Scott withdrew his second
to the amendment on the motion.
M/S/C (Ringlein/Cohen, 7-0) To certify the Final Environmental Impact Report, and
recommend approval of Case 5.0973, Tentative Tract Map 31095 (Boulders), to the City
Council, subject to the Conditions of Approval, as amended:
"Engineering Condition #32 to include a reimbursement agreement.
CRESCENDO PROJECT - Case 5.0996 PD 294/ TTM 31766
The Commission discussed the Crescendo project and requested clarification on
several items in the staff report and resolution.
Commissioner Hutcheson stated he did not see a justification for a planned
• development for this project.
Commissioner Scott felt this is not the best solution for this project and does not support
it.
M/S/C (Ringlein/Caffery, 5-2, Hutcheson and Scott) To certify the Final Environmental
Impact Report, and recommend approval of Case 5.0996 PD 294, Tentative Tract Map
31766 (Crescendo), to the City Council, subject to the Conditions of Approval, as
amended:
'Condition #26 - Option 1: No second story units allowed along the perimeter of the
project or adjacent to another story unit. Second story units shall be limited to a
maximum of 25% of the total number of lots (19 total).
7. Case 3.3102 MAJ — An application by Doug Jones to construct an approximate
8,863 square foot, two-story industrial building on 14.25 acres located at 3301
Micro Place, Zone W-M-1-P, Section 30, APN's: 660-160-004, 007, 013 and
021. (Project Planner: Christopher Brown, Contract Planner)
Commissioner Ringlein left the Council Chamber at 4:39 p.m. for the remainder of the
meeting.
• Christopher Brown, Contract Planner, provided background information as outlined in
the staff report dated September 26, 2007.
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Planning Commission Minutes
of September 26, 2007
Vice Chair Hochanadel requested staff address if there is an on-site retention on the
property. Staff responded if the project is approved a hydrology submittal will be
required.
Chair Marantz opened the Public Hearing:
-Ingrid Baddour, commercial real estate broker, spoke in favor of the project and
requested approval.
-Allen Sanborn, architect and engineer on the project, provided further details on the
fencing, landscaping and drainage
There being no further appearances, the Public Hearing was closed.
M/S/C (Scott/Vice Chair Hochanadel, 6-0, 1 absent/Ringlein) To adopt a Mitigated
Negative Declaration and approve Case No. 3.3102 MAJ, subject to Conditions of
Approval.
8. Case 5.1150 CUP 16.500 VAR - An application by T-Mobile USA Inc., for a
Conditional Use Permit to install a forty-five foot tall commercial communication
antenna designed as a monopalm with equipment cabinets and a Variance to
exceed the 15 foot antenna height maximum located at 4711 East Palm Canyon
Drive, Zone W-CDN, Section 30, APN: 681-170-056. (Project Planner: David A.
Newell, Assistant Planner)
Scott Taschner, Planning Technician, provided background information as outlined in
the staff report dated September 26, 2007.
Commissioner Cohen requested staff address the availability of a new slim monopole.
Staff noted this monopalm has been approved in the past and other products are
available.
Commissioner Caffery stated his preference to inform cell tower applicants that other
models are preferred instead of monopalms and noted this site would have been ideal
for a co-locator.
Vice Chair Hochanadel pointed out the importance of using the same type of tree as
the existing trees to blend-in and camouflage the antenna.
Chair Marantz opened the Public Hearing:
-Laura Bishop, representing the applicant, provided further information regarding
the location of the monopalm, live palm trees, co-locators and requested consideration
• for condition #18 pertaining to a requirement for a fire extinguisher.
There being no further appearances, the Public Hearing was closed.
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Marcus Fuller noted this site is in a flood zone and all equipment must be elevated 3
feet above ground and requested this added as a condition of approval.
M/S/C (Scott/Cohen, 6-0, 1 absent/Ringlein) To recommend approval of Case 5.1150
CUP and Case 6.500 VAR to the City Council, subject to Conditions of Approval, as
amended:
*Condition #14 to include, additional live palm trees may be required, as
determined by the Director of Planning Services."
*Condition #18 to include, " . . . as determined necessary by the Chief of Fire".
"The cell tower and equipment will be developed in accordance with the Flood Damage
Prevention Ordinance.
9. COMMISSION WORK PROGRAM:
'Work Program Priorities and Subcommittee Assignments
Mr. Ewing reported the upcoming study session would include a list of planned
development districts and tract map projects which have been approved within the last 2
years.
•
10. COMMISSION/STAFF REPORTS AND REQUESTS:
"Discussion of Planning Commission representation to the Architectural Advisory
Committee meetings.
Mr. Cohen noted a concern with the vacant building (previously Desmond's) in the
downtown area and suggested several ideas. Staff noted that dialogue is on-going with
the Community Development department regarding this issue.
11. ADJOURNMENT:
There being no further comments, the meeting adjourned at 5:12 p.m.
A. wing, P
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r of Pla r Services
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