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Home My WebLink About2007-01-10 PC MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES January 10, 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 2006/2007 This Meeting: to Date: Excused Absences Chair Marantz X 13 1 Vice Chair Hochanadel X 13 1 Cohen X 10 4 Ringlein X 12 2 Hutcheson X 13 1 Caffery X 10 1 Scott X 11 0 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, January 5, 2007. 1. PUBLIC COMMENTS: (Three minute time limit.) Chair Marantz opened the Public Comments portion of the meeting. -Dana Stewart & Jim McKinley, Palm Springs, commented that the city is in need of clean-up and major projects are being approved without consideration for emergency disaster preparedness. There being no further appearances, Public Comments was closed. CONSENT AGENDA: Commissioner Ringlein requested staff provide further details, at a later time, regarding new development near Newhall Street. City of Palm Springs Planning Commission Minutes of January 10, 2007 M/S/C (Hutcheson/Scott, 7-0) To approve, Items 2A and 2B, as part of the Consent Agenda. 2A. Case 3.2983 MAJ / SP 06-088 - An application by Desert View East, LLC to construct an approximately 7,925 square foot commercial / industrial building to be used as a warehouse with office space, and an associated sign program located at 19440 Newhall Street, Zone M-2, Section 15/T3/R4. (Project Planner: David A. Newell, Assistant Planner) Approved, as part of the Consent Agenda. 2B. TTM 31422 Time Extension - An application by David W. Johnston for a one- year time extension to subdivide approximately 2.5 acres into five single- family residential lots at 2630 Anza Trail, Zone R-1-B, Section 25/T4/R4. (Project Planner: David A. Newell, Assistant Planner) Approved, as part of the Consent Agenda. 3. ARCHITECTURAL REVIEW: None. MISCELLANEOUS: 4. Case 5.1068 - An appeal by Wallace Hrdlicka of a decision by the Director of Planning Services to allow a restaurant to open at 787 N. Palm Canyon Drive. (Project Planner: Craig A. Ewing, AICP, Director of Planning Services) Chair Marantz reported that a request has been made to continue this item. M/S/C (Caffery/Vice Chair Hochanadel, 7-0) To continue, to an indefinite date. PUBLIC HEARINGS: 5. Case 5.1113-PD329 / TTM 34829 - An application by Prime Urban for the Art Colony to develop a mixed-use project consisting of 174 residential units and approximately 30,234 square feet of commercial space located along the south side of Racquet Club Drive between North Palm Canyon Drive and North Indian Canyon Drive, Zone PD-113 and R-2, Section 3. (Project Planner: Edward O. Robertson, Principal Planner) 2 City of Palm Springs Planning Commission Minutes of January 10, 2007 Craig A. Ewing reported that the City has contracted this project through MSA & Associates and it will be presented by Marvin Roos. Marvin Roos, MSA & Associates, provided background information as outlined in the staff report dated January 10, 2007. Marvin Roos also addressed the following engineering conditions: #32, page 10, relating to the abandonment of the right-of-way on Rochelle Road; #65, page #15, relating to the pedestrian path; #74, the possibility of relocating the whitewater line; #99 relating to the land that needs to be acquired from the City; and #101 refers to the Rochelle Road abandonment. Chair Marantz requested staff confirm the width of the streets and address the curbs and gutters. Marvin Roos responded the streets are a minimum of 24 square feet and the main drive is 32 feet wide with pop-out parallel parking spaces; there are no curbs or gutters. Chair Marantz requested staff address why major engineering conditions have not been resolved. Marcus Fuller, Assistant Director of Public Works, responded that the engineering conditions in question are currently being handled by the developer and Whitewater Company. Craig A. Ewing addressed Commissioner Scott’s concern relating to an adjacent historic site; noting that a project is not affected unless there is a direct physical change to the historic site itself. Commissioner Ringlein requested clarification on the public access, the proposed walls and gates surrounding the project, set backs and the alternative use of the bosque. Marvin Roos responded there are 2 access points for public access; a perimeter wall and gates to the units are proposed; and there is no alternative use for the bosque. Commissioner Caffery requested staff address the buffer between the parking and the storefronts in the bosque area. Marvin Roos responded there would be a 6” curb. Chair Marantz opened the Public Hearing. -Brian Lucas, Prime Urban, entitlement consulting, stated they have done a community outreach and have meet with adjacent property owners. He gave further details relating to the whitewater line and the city owned property. He addressed questions from the Commission. -David Hecht, Tanner Hecht Architecture, provided additional details relating to the site plans, the whitewater easement, the density, the live/work units and the restaurant. He addressed questions from the Commission. -Dorothy Hedd, lives at Indian Canyon Gardens in Palm Springs, indicated that the current vacant shopping center is an eye-sore and voiced her concern with speeding vehicles on Indian Canyon, density, live/work units and the 3 story building. 3 City of Palm Springs Planning Commission Minutes of January 10, 2007 -Dana Stewart, Palm Springs, stated she attended the outreach, Historic Site Preservation Board and the Architecture Advisory meetings; indicated the project has been improved however is concerned with the height/density. She gave a background history on the property. -Catherine Maylor, Palm Springs, adjacent property owner to the east, requested the developer make a revision to site plan relating to the space between the buildings so that she could retain her view of the mountains. -Bud Miller, Palm Springs, was not opposed to the project but voiced his concern with the project name and the type occupants for the live/work units. There being no further appearances, Chair Marantz closed the Public Hearing. Scott Ventura, Fire Division Chief, stated a concern with the street widths but felt confident it was something they could work out with the applicant; indicated that the fire department is satisfied with the conditions. Commissioner Hutcheson stated that the current site, an abandoned shopping center, is a dreadful sight and would like to move this project forward. He noted that the density has been reduced and more than the required amount of parking spaces have been proposed. He addressed the Commission’s concern relating to the 24 foot wide streets, which are permitted by code, recommended a requirement for special event parking, adequate construction fencing and maintenance during the construction phase. He spoke highly in favor of the project. Vice Chair Hochanadel stated his concern with the set backs to the garages; overall he is in favor of the project. Commissioner Caffery requested engineering staff address retention basins and runoff water. Marcus Fuller responded the retention basins are designed for the 100 year storm; the previous shopping center does not have any retention on it – a retention basin is proposed with a secondary flow to the street for this development. M/S/C (Ringlein/Cohen, 7-0) To Adopt the Draft Mitigated Negative Declaration; approve PD 329 and the project architecture and recommend approval of the General Plan Amendment and TTM 34289 to the City Council; as amended: *Special event parking to be included in the CC&R’s. *The first level of Live/Work units is to be maintained for commercial use. No alterations are allowed that would preclude commercial use of the first level. *The appearance to be well-kept and maintained. *Work with the adjacent property owner, east of the site, relating to the view corridor. *Graphic artwork on the construction fencing. *Work with the City and Palm Springs Disposal Services to address the trash pick-up. *All minor revisions to the final PDD to be processed through the Planning Counter. 4 City of Palm Springs Planning Commission Minutes of January 10, 2007 6. OTHER BUSINESS: None. 7. COMMISSION WORK PROGRAM: * *General Plan Update * *Work Program Priorities and Subcommittee Assignments Craig A. Ewing announced the public review of the General Plan Update has been scheduled for January 27, 2007 at the Convention Center. He gave the status of the General Plan update. 8. CITY COUNCIL ACTIONS: Update. 9. COMMISSION/STAFF REPORTS AND REQUESTS: Commissioner Ringlein requested code enforcement follow-up on newly completed apartments between Vista Chino and Sunrise Way – the air conditioning units have no screening and there is minimal landscaping. She requested from staff information pertaining to the Master Plan for the Expansion of the Convention Center including the parking. Chair Marantz requested a copy of the Section 14 Master Plan. Commissioner Cohen requested staff address the process for new development within the city and reported that the stop sign at Vista Chino and Via Norte is completely blocked by a tree. Commissioner Scott requested a study session be held to discuss Section 14 and voiced his concern relating to the parking at the Convention Center. 10. ADJOURNMENT: There being no further comments, the meeting adjourned at 3:53 p.m. Craig A. Ewing, AICP Director of Planning Services 5