HomeMy WebLinkAbout2007-06-13 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
June 13, 2007
Council Chamber, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 1:40 p.m.
ROLL CALL: Present Present
This Meeting: to Date:
Year: FY 2006/2007
Excused Absences:
Chair Marantz
X
25 1
Vice Chair Hochanadel
X
25 1
Cohen
X
22 4
Ringlein
21 5
Hutcheson
X
24 2
Caffery
X
20 3
Scott
X
20 3
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,
June 8, 2007.
ACCEPTANCE OF THE AGENDA: The agenda was accepted with no changes.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments:
-Roxann Ploss, Palm Springs, spoke in favor of Item 9, complimented the applicant for
her efforts with the community outreach and stated concerns with the setbacks.
-Juan S. Duran, Palm Springs, spoke in reference to Item 9, stating concerns with the
water supply.
-Jim Bartlett, Palm Springs, available for questions on Item 3, Case 5.1037 PD 309.
-Jim Dunn, Convention Center, spoke in favor of Item 9; stated a study was conducted
and this city came in last place for convention center rooms; reiterated the need for a
high -quality service hotel in close proximity to the convention center.
-Mary Joe Ginther, Director of Tourism, spoke in favor of Item 9; emphasized the
benefits to the city with this project providing high -quality rooms.
There being no further comments, Public Comments was closed.
City of Palm Springs
Planning Commission Minutes
of June 13, 2007
CONSENT CALENDAR:
Commissioner Hutcheson noted his abstention on Items 26 and 2C due to a business
related conflict of interest.
Commissioner Scott noted his abstention on Item 2A.
Commissioner Caffery noted his abstention on Item 2A.
M/S/C (Vice Chair Hochanadel/Scott, 6-0, 1 absent/Ringlein) To approve, Items 2A, 2B
and 2C as part of the Consent Agenda. (Noting Commissioner Caffery's abstention on
Item 2A. Commissioner Scott's abstention on Item 2A. Commissioner Hutcheson's
abstention on Items 2B and 2C.)
2A. Draft Minutes of April 26, 2007.
Approved, as part of the Consent Agenda. (Noting Commissioner Caffery's abstention
and Commissioner Scotts abstention.)
2B. Case 5.1139 CUP / 5.1140 CZ - Draft resolutions of denial for Spencer
Recovery Center, Inc. for a Change of Zone from C-1 to R-3 and
a Conditional Use Permit.
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson's
abstention.)
2C. Case TPM 34888 - An application by Brian Buchan requesting to waive the
requirement for a parcel map and a request for a Certificate of Compliance
to be issued and recorded, to subdivide one parcel into two parcels located
at 1189 Tamarisk Road, Zone R-1-C, Section 11, APN: 507-262-004. (Project
Planner: Bryan Fernandez, Assistant Planner).
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson's
abstention.)
MISCELLANEOUS:
3. Case 6.1037 PD 309 - An application by Sherman Associates requesting
amendments to the Final Planned Development conditions to install
entry gates and approve changes to unit mix located at 301 Rosa Parks
Road, Zone R2, Section 34, APN: 669-441-013. (Project Planner:
Edward Robertson, Principal Planner)
Bryan Fernandez, Assistant Planner, provided background information as outlined in the
staff report dated June 13, 2007.
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Commissioner Cohen noted a discrepancy on the first page of the resolution, item 'B'
should read: "No one type shall comprise less than 20% of the overall units". Staff
agreed the correction will be noted.
Jim Barlett, applicant, reported entry gates would be vital to the project's success due to
the recent beating of a security guard only 150 feet away from this site.
Commissioner Hutcheson disclosed he recently had a meeting with the developer
however, this project was not discussed.
M/S/C (Vice Chair Hochanadel/Caffery, 6-0, 1 absent/Ringlein) To approve, subject to
Conditions of Approval.
ARCHITECTURAL REVIEW:
4. Case 5.1082 PD 3211 TTM 34166 - An application by Nexus Development on
behalf of O & M La Mancha, LLC, requesting approval for the
Final Development plans for the previously approved PD 321, an 84-unit
condominium project, a clubhouse and recreation areas located at the
southeast comer of Avenida Caballeros and Alejo Road, Zone PD
321, Section 14. (Project Planner; Edward O. Robertson, Principal Planner)
Commissioner Hutcheson noted his abstention and would not be participating in the
discussion and vote. He left the Council Chamber at 1:57 p.m.
Edward Robertson, Principal Planner, provided background information as outlined in
the staff report dated June 13, 2007.
M/S/C (Vice Chair Hochanadel/Cohen, 5-0, 1 absent/Ringlein, 1 abstained/ Hutcheson)
To approve, subject to Conditions of Approval.
Commissioner Hutcheson re-enter the Council Chamber at 2:01 p.m.
PUBLIC HEARINGS:
5. Case 5.1145 GPA / ZC / TTM 34938 - An application by Palm Ridge, LLC, for a
General Plan Amendment from L-2 to L-4; a Zone Change from R-1-A to R-17
C, and Tentative Tract Map 34938 to subdivide the approximately 20-acre
land into 34 single-family residential lots located along the south side of
Ramon Road and approximately 275 feet west of Belardo Road, Zone R-1-A,
Section 22. (Project Planner: Edward O. Robertson, Principal Planner)
Chair Marantz noted a conflict of interest and would not be participating in the
discussion and vote. She left the Council Chamber at 2:02 p.m.
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Commissioner Hutcheson noted his abstention and would not be participating in the
discussion and vote. He left the Council Chamber at 2:02 p.m.
Mike Peroni, Contract Planner, Stantec, provided background information as outlined in
the staff report dated June 13, 2007. Mr. Peroni reported a correction on page 22 of the
Initial Study, Project Design Features, PD 1-2 and SC 1-1 does not apply and staff has
determined the project is not subject to architectural review.
Chair Hochanadel noted he owns property nearby and confirmed the distance is more
than 500 feet away.
Commissioner Scott requested staff address a finding addressing the availability of
water supply. Staff responded the CEQA process now requires the local government
look at the issue of long range water supply, as the part of the environmental analysis.
Chair Hochanadel opened the Public Hearing:
-Mike Hutcheson, applicant, Palm Ridge LLC, provided an overview of the project.
-Ed Torres, president of Crafted Land Development, provided further details regarding
street width, average lot size and summarized the benefits to the community.
-Lauri Aylaian, on behalf of the board of directors for the Historic Tennis Club
Neighborhood Organization, spoke in support of the project.
-Curtis Swan, Palm Springs, concerned with the proposed designation change from L2
to L4.
-Barbara Foster Henderson, Palm Springs, concerned with traffic problems and access
to the trail; not opposed to project but would like to see more creativity.
-Ilene Block, Palm Springs, stated she is not opposed to the project but
provided suggestions for larger setbacks on Ramon Road, a wider pedestrian path and
better concealment of the wall.
-Tyler Morgan, Palm Springs, spoke in favor of the project; emphasizing the benefits to
the community.
-Randy Heinitz, Palm Springs, spoke in favor of the project and outlined the benefits to
the entire neighborhood.
-Don Merrill, Palm Springs, noted a discrepancy with the site plan and requested an
environmental impact report.
-Dan Nicodemo, Palm Springs, reported inconsistencies with the height and setbacks.
-Blair Alexander, Palm Springs, spoke in favor of the project.
-Ynid Finsten, Palm Springs, spoke in opposition of the project; concerned with high
density.
-Bob Metcalf, Palm Springs, spoke in favor of the project; however, he's concerned with
the vacant lot next Mac Magruder which attracts homeless people.
-Rob Firth, Palm Springs, spoke in favor of the project and provided the benefits to the
city.
-Marshall Roath, Palm Springs, a resident of the Historic Tennis Club Neighborhood
and member, spoke in favor the project and stated this development integrates well into
the neighborhood; however, not in favor of a gated community.
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Planning Commission Minutes
of June 13, 2007
-Thom Gianetto, Palm Springs, spoke in opposition of the project; requested more
time for community involvement.
-Harry Henderson, Palm Springs, spoke in favor of the project; expressing concern for
the gates and sidewalk.
-Kenneth Hinsvark, Palm Springs, stated concern with the general plan amendment,
additional units built on this site and emergency access to Ramon Road.
-Gary Soto, former planning commissioner, plans to build a home in Palm Springs
and urged approval of this project.
-Earl Greenburg, Palm Springs, spoke in favor of the project stating many homes are in
this area are gated and commended the development team.
-Robert Finsten, Palm Springs, voiced concerned with the lot size and the possibility of
additional homes built on this site.
-Mark Hutcheson, applicant rebuttal, reiterated only 34 home sites are proposed and
provided further details pertaining to the gated entry for vehicular access and the
meandering walkway along Ramon Road.
There being no further comments, the Public Hearing was closed.
Commissioner Cohen requested staff address the concerns of 80 homes being
potentially built on this site. Staff responded the 34 proposed homes including streets
and retention basins are near the maximum which could be built on this site.
Discussion was made regarding rolled curbs and meandering sidewalks.
David Barakian noted pad elevations are higher than the homes the other side of
Ramon Road. Commissioner Caffery stated a concern with the higher pad elevations
and suggested a larger setback on Ramon Road resembling more of a park-
like environment. The applicant stated their request to retain the existing curb in which
the setback is 20 feet and maintain the native vegetation with a meandering sidewalk.
M/S/C (Caffery/Scott, 3-1 oppossed Vice Chair Hochanadet), 1 absent, Ringlein, 2
abstained, Hutcheson/ Chair Marantz) To recommend adoption of the Draft Mitigated
Negative Declaration and approval of the General Plan Amendment, Change of Zone
and Tentative Tract Map 34938 to the City Council, as amended:
Engineering Condition #19: " ... no less than 18 feet and no more than 20 feet ..."
Engineering Condition #21: "Construct a 5 feet wide meandering sidewalk ..."
Engineering Condition #30: "Construct a wedge curb ..."
Chair Marantz and Commissioner Hutcheson re-entered the Council Chamber at 3:28
p.m.
A recess was taken at 3:29 p.m. The meeting resumed at 3:37 p.m.
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6. Case 5.1157 CUP - An application by The 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 202 West San
Rafael Road, Zone M-1, Section 34, APN: 669-452-040. (Project Planner:
David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided information as outlined in the staff report
dated June 13, 2007.
Chair Marantz opened the Public Hearing:
The following persons spoke in favor of the project:
-Vic Gainor, on behalf of the applicant, provided further details pertaining to the new
location and the services provided. Mr. Gainor stated the Well in the Desert could not
afford to reconfigure the parking lot for the entire building within a 30 day period and
requested leniency.
-Roxann Ploss, Palm Springs, reiterated the working poor will be the type of people
picking -up the food for 3 hours per week; suggested two nearby churches assist
in providing a facility.
-Candace Casey, California Development Enterprises, stated they are the developers
for the Palermo project and do not feel this would be a negative impact upon their
project, additionally noting the site is in needs of major repairs.
-Vic Gainor, applicant rebuttal, addressed concerns and provided additional details.
The following persons spoke in opposition of the project:
-David Bell, Palm Springs, requested a more appropriate location for this project and
additional code enforcement for this area.
-Robert Churchill, Palm Springs, stated this area has high crime and believes this
project would exacerbate the problem.
-David Knaus, Palm Springs, stated the area is not industrial and is in need of major
repairs; he is not opposed to the organization and suggested more appropriate
locations.
-Mark Ingram, Palm Springs, stated there are physical problems with the site and
existing behavioral neighborhood concerns. (submitted 3 letters from absentee
homeowners)
-Rick Bernardin, Palm Springs, stated this is not the appropriate area for food
distribution which is surrounded by new development.
-Arnold Galvan, Palm Springs, requested a more appropriate location for food
distribution.
-Mario Berardi, Palm Springs, voiced concern with the existing criminal activity in the
area and indicated homeless people would exacerbate this problem.
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-Gary Covington, Palm Springs, stated he is currently in the process of designing a
live/work loft directly across the street from this site and feels there are more
appropriate locations.
-Joy Smith, Palm Springs, voiced concern with this location which will result in a decline
in value of homes.
-Jerry Miller, Palm Springs, concerned with criminal activity in this area and indicated
this is not the ideal location.
-Ned Phillippe, Palm Springs, expressed concerns with traffic
safety, transportation, parking, sidewalks, and trash.
-Robin Rancourt, Palm Springs, stated this is not the appropriate location and voiced
concerns with adequate parking and sidewalks.
-Jose Portillo, Palm Springs, submitted photographs of the site; requested a more
appropriate location and encouraged educating people to help themselves.
-Rodell Henshaw, Palm Springs, stated this area has a lot of crime and this project
would exacerbate this problem; not the ideal location.
-Robert Martin, Palm Springs, concerned with inadequate parking in this area.
There being no further comments, the Public Hearing was closed.
Chair Marantz noted concerns with no trash enclosure on the premises, restroom
facilities, unsafe streets and health department issues. She could not support this
project.
Vice Chair Hochanadel requested engineering staff address any anticipated roadwork
for this area. Staff responded this street cannot be widened due to the existing
buildings and there are no current plans for re -paving.
Commissioner Caffery noted concerns with the deteriorating commercial complex,
overflowing trash receptacles and the dangerous area. Mr. Caffery suggested a use for
storage and assembly only and encouraged more appropriate locations such as the
train station or properties north of the 1-10.
Commissioner Cohen noted a more appropriate location would be in an M-1 zone with
no surrounding residential areas.
M/S/C (Scott/1) To recommend approval to the City Council, subject to Conditions of
Approval, as amended.
*To provide proper permits from the County Health Agency.
*To allow 180 days for re -paving and re -striping of the parking lot.
MOTION WAS LOST DUE TO A LACK OF A SECOND.
The Commission and staff discussed the parking improvements for the entire complex
(re -paving and re -Striping) and building improvements.
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M/S/C (Hutcheson/Scott, 4-2/Vice Chair Hochanadel/ Chair Marantz), 1
absent/Ringlein) To recommend approval to the City Council, subject to Conditions of
Approval, as amended:
*Parking lot to be re -paved and re -striped within 30 days of occupancy.
*Compliance with all Riverside County Health Department requirements.
*Trash enclosure(s) to be brought to compliance within 30 days of occupancy.
7. Case TPM 34771 - An application by Gregg Rapp for a Tentative Parcel Map
to subdivide an approximately 3.73 acre parcel into two lots located on the
west side of Southridge Drive approximately 0.57 miles south of East Palm
Canyon Drive, Zone R-1-A, Section 25, APN: 510-260-029. (Project Planner:
Fred Lowndes, Associate Planner)
Fred Lowndes, Associate Planner, provided background information as outlined in the
staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Marla Van Horn, representing the applicant, provided further details pertaining to the
parcels, septic tank requirements and their diligence to meet all the conditions of
approval.
-Betty Garber, Palm Springs, requested a postponement of this project to
adequately notify neighbors; voiced concern with the mass and height of this project.
-Marla Van Horn, rebuttal, stated the maximum height for this project is 18 1/2 feet.
There being no further comments, the Public Hearing was closed.
Staff re -iterated that hillside areas are brought before the Architectural Advisory
Committee to review height and privacy concerns.
M/S/C (Scott/Caffery, 6-0, 1 absent/Ringlein) To recommend approval of the Tentative
Parcel Map 34771, subject to Conditions of Approval.
8. Case 3.3036 MAJ / LUP 07-026 / TPM 35507 - An application by Destination
Ramon West LLC., for the construction of two commercial retail buildings,
parking, landscaping, and two pads for future buildings as well as an
application to subdivide the property located at the southeast comer
of Gene Autry Trail and Ramon Road, Zone W-M-1, Section 20,
APN: 680-170-044. (Project Planner: David A. Newell, Assistant Planner)
David Newell noted the following corrections: D. R. West, LLC. is the applicant and the
project title is Gene Autry Plaza. Mr. Newell provided background information as
outlined in the staff report dated June 13, 2007.
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Chair Marantz opened the Public Hearing:
-Greg Pettis, representing the applicant, commended staff and stated they are in
agreement with the conditions. Mr. Pettis addressed engineering condition #78, page
16, requested confirmation of the use for the bus turn.
-Eunice Lovey, Director of Planning for Sunline Transit Agency, stated she met with city
staff and is recommending the deletion of the requirement for a bus turn.
There being no further comments, the Public Hearing was closed.
Staff noted that the request to delete the bus turn out is 'a policy issue between
jurisdictions and the transit agency rather than a project by project issue. Staff
recommended the condition to remain with the addition of the following wording ".. .
unless otherwise waived by the City Engineer",
Vice Chair Hochanadel noted safety concerns for the busy intersection on Ramon Road
and is in favor of removal of the bus turn. David Barakian, Director of Public Works,
noted his support of the transit agency's request to remove the bus turn out.
M/S/C (Caffery/Hutcheson, 6-0, 1 absent/Ringlein) To approve Case 3.3036 MAJ
(project architecture) and Land Use Permit 07-025, and recommended adoption of the
Mitigated Negative Declaration and approval of Tentative Parcel Map 35507 to the City
Council, subject to Conditions of Approval, as amended:
*Engineering condition #78 to include additional wording, "... unless otherwise waived
by the City Engineer".
Mr. Ewing noted the Land Use Permit and the Architectural Approval are final actions
and may be appealed to the City Council
NOTE: Staff recommended a continuance for Item 9 / Case 5.1132
PD 333 to a definite date due to time restraints.
9. Case 5.1132 PD 333 / 3.3002 MAJ / TTM 35236 - An application by Loft
Partners Palm Springs, LLC., to construct a 200 room hotel,
143 condominiums and a parking structure on 10.47 acres located at the
northwest corner of Amado Road and Avenida Caballeros, Zone R4 & RGA-
8, Section 14 (IL). (Project Planner: Edward Robertson, Principal
Planner) (Continued from the May 23, 2007 Planning Commission meeting.)
M/S/C (Cohen/Vice Chair Hochanadel, 6-0, 1 absent/Ringlein) To continue, to a definite
date of June 21, 2007, at 2:00 p.m.
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10. COMMISSION WORK PROGRAM:
"Work Program Priorities and Subcommittee Assignments
11. CITY COUNCIL ACTIONS: Update.
12. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Caffery requested a study session to discuss large projects.
13. ADJOURNMENT:
There being no further comments, the meeting adjourned at 5:34 p.m.
ra' wing, P
Dir or of Pla i g Services
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