HomeMy WebLinkAbout2007-07-11 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
July 11, 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
This Meeting:
Chair Marantz
X
Vice Chair Hochanadel X
Cohen
X
Ringlein
X
Hutcheson
X
Caffery
X
Scott
X
REPORT OF POSTING OF AGENDA:
Present
Year: FY 2007/2008
to Date:
Excused Absences:
1
0
1
0
1
0
1
0
1
0
1
0
1
0
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,
July 6, 2007.
ACCEPTANCE OF THE AGENDA:
M/SIC (Vice Chair Hochanadel/Ringlein, 6-0, 1 absent/Caffery) The agenda was
accepted, as presented.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments.
-John Goodrich, Palm Springs, requested a continuance for Items 6 and 7. Mr.
Goodrich commented on the changes made to the Environmental Impact Report
and the cost and time entailed in reviewing these documents.
There being no further appearances, the Public Hearing was closed.
City of Palm Springs
Planning Commission Minutes
of July 11, 2007
CONSENT CALENDAR:
Commissioner Hutcheson noted his abstention on Item 26.
Commissioner Caffery entered the Council Chamber at 1:39 p.m.
Commissioner Scott noted a correction on the minutes of June 6, 2007; he was not
present at the meeting and will abstain voting on these minutes.
M/S/C (Ringlein/Cohen, 6-0, 1 absent/Caffery) To approve, Items 2A, 2B, 2C and 2D,
as part of the Consent Calendar. (Noting Commissioner Scott's correction and
abstention on the minutes of June 6, 2007. Commissioner Hutcheson's abstention on
Item 2B.)
2A. Draft Minutes of May 23, 2007 and June 6, 2007 and June 13, 2007.
Approved, as part of the Consent Calendar. (Noting Commissioner Scott's abstention
and correction on the minutes of June 6, 2007.
2B. Case 3.3079 MAJ - An application by Noble and Company, LLC for the
construction of an approximately 7,742 square foot steel storage building
and approximately 57,328 square feet of outside storage, for a contractor,
located on the north side of 19th Avenue approximately 1876 feet west of
Indian Avenue, Zone M-2, Section 15. (Project Planner: Fred Lowndes,
Associate Planner)
Approved, as part of the Consent Calendar. (Noting Commissioner Hutcheson's
abstention.)
2C. Case 3.3075 MAJ / 7.1254 AMM - An application by Nevrig Mazmanian to
construct a manufactured steel building for long-term automobile
storage located at 3443 Anza Road, Zone M-1, Section 34, APN: 669-452-003
and 004. (Project Planner: Bryan Fernandez, Assistant Planner)
Approved, as part of the Consent Calendar.
2D. Case SP 06-127 - An application by John Jamison requesting a sign
program for a commercial building located at 800 Vella Road, Zone M-
1, Section 19, APN: 680-160-026. (Project Planner: Bryan Fernandez,
Assistant Planner)
Approved, as part of the Consent Calendar.
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City of Palm Springs
Planning Commission Minutes
of July 11, 2007
3. Case 5.0931 PD 279 - An application by Century Vintage Homes to modify
the final development plan to allow a reduced front yard setback for
the remaining twelve vacant lots, Zone 279, Section 33 & 34. (Project
Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided background information as outlined in the
staff report dated July 11, 2007.
-Tom Hill, representing Century Vintage Homes, provided further details on their
inability to sell the 12 remaining homes and is proposing to enlarge the bedroom wing
of which will affect 5 feet into the existing front -yard setback.
The Commission discussed lot coverage and setbacks. Staff confirmed the request
for the reduced setback is 15 feet.
Commissioner Ringlein stated she did not feel the reason was sufficient to grant the
reduction.
M/S/C (Ringlein/Scott, 6-1/Hutcheson) To deny the minor site change to Case No.
5.0931 PD-279.
MISCELLANEOUS:
4. Selection of Chair and Vice Chair for 2007/08 Term
Commissioner Cohen nominated Chair Marantz for another term as Chair. The
nomination was seconded by Vice Chair Hochanadel. No other nominations were
made.
Chair Marantz nominated Vice Chair Hochanadel for another term as Vice Chair. The
nomination was seconded by Commissioner Cohen. No other nominations were made.
Chair Marantz was nominated to serve as Chair for the 2007/2008 Term. Vice Chair
Hochanadel was nominated to serve as Vice Chair for the 2007/2008 Term.
PUBLIC HEARINGS:
5. Case 5.1103 CUP / 3.2941 MAJ / TTM 33162 - An application by Palm
Springs Modern Homes VI, LLC (Pedregal) to amend conditions of approval
for a previously approved Conditional Use Permit, Tentative Tract Map and
Major Architectural approval for the construction of 132 condominium
units located at 2855 North Palm Canyon Drive, Zone R3, Section 3, APN:
504-040-047 and 048. (Project Planner. Edward O. Robertson,
Principal Planner)
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Planning Commission Minutes
of July 11, 2007
Chair Marantz noted a request for a continuance on this Item and stated a conflict of
interest. She would not be not participating in the discussion or vote.
Commissioner Hutcheson noted his abstention and would not be participating in the
discussion and vote.
M/S/C (Scott/Caffery, 5-0, 2 abstained/Hutcheson/ Chair Marantz) To continue, to the
meeting of July 25, 2007.
Commissioner Cohen noted staff has recommended a continuance to July 25,
2007, however, due to the large amount of public comment he is proposing
to continue Items 6 and 7 to the meeting of September 12, 2007. No objections were
stated from the Commission or staff.
NOTE. CRAIG A. EWING REQUESTED BOTH ITEMS 6 AND 7 BE
HEARD SIMULTANEOUSLY TODAY AND AT THE SUBSEQUENT
MEETING.
6. Case 5.0973 PD 287 / TTM 31095 TTM (Boulders) - Planned Development
District 287 and Tentative Tract Map 31095 for the subdivision
of approximate 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 504-150-002 &
009. (Project Planner: Edward O. Robertson, Principal Planner)
7. Case 5.0996 PD 294 / TTM 31766 (Crescendo) - Planned Development
District 294 and Tentative Tract Map 31766 for the subdivision of
approximate 42.2-acre parcel into 79 single-family residential 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 of up to 79
single-family residential units located at 1000 west of Racquet Club, 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)
Edward Robertson, Principal Planner, stated both applications are by Wessman
Holdings and provided background information as outlined in the staff report for the
Boulders and Crescendo projects dated July 11, 2007. Mr. Robertson noted Lyn
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City of Palm Springs
Planning Commission Minutes
of July 11, 2007
Calerdine, LSA & Associates, has prepared the Environmental Impact Report and is
available for any technical questions.
Chair Marantz opened the Public Hearing on both Items 6 and 7:
The following persons spoke in favor of the projects:
-Emily Hemphill, project attorney representing Wessman Holdings, provided further
details on the Environmental Impact Report and its circulation. Ms. Hemphill requested
these projects be continued to the next meeting of July 25, 2007.
-Ed Torres, president of Palm Springs Economic Development Corporation, stated the
committee urged approval of the Boulders project in 2005 and do so the same
today; the primary consideration being the demand for very high -end housing in the city.
-Patrick Mundt, Palm Springs, stated projects as this are necessary for the economic
vitality of the city noting the 2 projects are surrounded on three sides by existing
homes. He urged the project to move forward.
-Michael Kassinger, Palm Desert, stated this city is in the spotlight with a demand for
the high -end market. He spoke highly of John Wessman and noted this is the proper
use of the land.
-Emily Hemphill, applicant rebuttal, stated the character of the city has been defined by
the General Plan and both projects are less dense than required. Ms. Hemphill
provided further details pertaining to the rock crushing analysis, elevations and floor
plans, D.W.A.'s statement on the tanks, the bike trails and requested this project move
forward.
-John Wessman, Wessman Development, provided further details on the average lot
size for Boulder and Crescendo projects and a comparison of the adjacent properties.
The following persons spoke in opposition to the projects:
-Roxann Ploss, Palm Springs, stated recent public awareness of ecological awareness
has grown; concerned with the density, mass grading and crushing of boulders.
-John Macon, Palm Springs, spoke on the Boulders project, stating not in opposition to
the development or the emergency access to the site, however, does oppose the
deliberate destruction of one of the city's aesthetically appealing neighborhoods.
Thomas Watson, Palm Springs, questioned the benefits offered by the developer for
the planned development districts and requested this project not go forward.
-Phylis Ramsey, Palm Springs, submitted photographs of the Boulders site, voicing
concern for egrets (birds) on property and noted Item D. of the staff report is incorrect.
-Walter Baumheff, Palm Springs, voiced concern with the severe terracing, slopes and
setbacks for these projects.
-Rodney Drew, Palm Springs, spoke on the significant negative impact of air quality in
the neighborhood due to the rock crushing.
City of Palm Springs
Planning Commission Minutes
of July 11, 2007
-John Goodrich, Palm Springs, voiced concern with the significant adverse effect to the
desert habitat, scenic vistas and air pollution. Mr. Goodrich urged further review of the
environmental documents and requested not to move the projects forward.
-Bill Nicholson, Palm Springs, voiced concern with the possibility of the water
tanks collapsing and flooding homes. He requested the projects not move forward, as
presented.
-Andy Linsky, Palm Springs, spoke on the cumulative loss affecting the desert habitat,
aesthetics and air quality. He provided a summary of developments which have been
approved in the surrounding area.
-Nickie McLaughlin, Palm Springs, representing Friends of the Mountains, stated the air
quality, noise, traffic, aesthetics, biological, land use, bio-hazard, historical and flooding
have not been adequately addressed in the Environmental Impact Report.
-Frank Goydos, Palm Springs, stated concern with the impact to the neighborhood. He
requested caution in the construction of these projects with minimal destruction to the
hillsides.
-Tim O'Bayley, Palm Springs, requested the developer build a project less dense
and no mass grading.
-Gladys Krenek, Palm Springs, voiced concerned with future development in Chino
Canyon which would dramatically change the desert landscape.
-Mallika Albert, Palm Springs, spoke about a major earthquake overdue to the valley
and requested hillside development on hold until further review.
-Charles Sacs, Palm Springs, provided a history on the growth in southern California
and within the city and requested preservation of the hillside.
-Dana Stewart & James McKinley, Palm Springs, spoke in opposition of the project and
requested no rock crushing, a reduction in density, slopes and building heights and no
mass grading.
-Bruce Mink, Palm Springs, voiced concern with retaining the character of the city and
outlined approved developments in the city.
-Jeffrey Welshans, Palm Springs, spoke against mass grading, rock crushing and
recommended the height of homes not to exceed 18 feet and a requirement for the
developer to provide a completion bond.
-Andrew Kravchenko, Palm Springs, stated he recently moved to the Little
Tuscany neighborhood and if development is approved he and his wife will relocate.
-Arlene Duchovny, Palm Springs, stated concerns with the construction on the Little
Tuscany Heights such as noise and vibration from the rocks and emphasized mass
grading will be disruptive.
-Victoria Hurst, Palm Springs, voiced concern with the preservation of the hillside.
There being no further comments, the Public Hearing was continued.
The Commission discussed and considered the continuance date. Commissioner Scott
noted more time to review the Environmental Impact Report would be appropriate.
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Planning Commission Minutes
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Lyne Calerdine, LSA & Associates, prepared the Environmental Impact Report for
Boulders and Crescendo, provided details on the grading and rock crushing.
M/S/C (Scott/Vice Chair Hochanadel, 7-0) To continue, the public hearing Case 5.0973
PD 287 / TTM 31095 and Case 5.0996 PD 294 to the meeting of September 12, 2007.
8. COMMISSION WORK PROGRAM:
Work Program Priorities and Subcommittee Assignments
Craig A. Ewing reported the August 1, 2007 Study Session is tentatively scheduled to
consist of a joint session with the Architectural Advisory Committee to discuss various
concerns.
Craig A. Ewing noted he would not be present for the Study Session on August
1st. Chair Marantz noted she would not be present for the August 15t and August e
Planning Commission meetings.
9. CITY COUNCIL ACTIONS: Update.
10. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Ringlein noted the landscaping on the street frontage at the Arco gas
station on Vista Chino Road and Sunrise Road is in bad condition.
11. ADJOURNMENT:
There being no further comments, the meeting adjourned at 3:56 p.m.
10. ftplb tson
Director of Planning Services
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