HomeMy WebLinkAbout2007-09-12 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
September 12, 2007
Council Chamber, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 1:39 p.m.
ROLL CALL: Present Present Year: FY 2007/2008
This Meeting: to Date: Excused Absences:
Chair Marantz X 5 2
Vice Chair Hochanadel X 7 0
Cohen X 7 0
Ringlein X 6 1
Hutcheson X 7 0
Caffery X 6 1
Scott X 7 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,
September 7, 2007.
ACCEPTANCE OF THE AGENDA: The agenda was accepted, as presented.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments.
-Frank Tysen, Palm Springs, spoke in opposition of Item 6 (Hard Rock Hotel); stated
concern with the scale and design of the project.
-Reno Fontana, Palm Springs, spoke in support of Item 4 (Boulders) stated it would be
an asset to the city; spoke in support of Item 6 (Hard Rock Hotel) and encouraged the
need for a change with the focus toward a younger clientele.
-Roxanne Ploss, Palm Springs, spoke in opposition of Item 6 (Hard Rock Hotel) voiced
concern with the height and features of the project.
City of Palm Springs
Planning Commission Minutes
of September 12, 2007
(Public Comments cont’d)
-Wesley Cole, Palm Springs, spoke in favor of Item 6 (Hard Rock Hotel) and
emphasized the benefits of a LEEDS certified project.
-Michael Kassinger, Palm Desert, spoke in support of Items 4 and 5 (Boulders and
Crescendo) and Item 6 (Hard Rock Hotel); and emphasized the project is necessary for
the economic viability of the city.
There being no further appearances, Public Comments was closed.
CONSENT CALENDAR:
Chair Marantz noted her abstention on Item 2C. Commissioner Caffery noted his
abstention on Item 2A.
Commissioner Scott requested staff direct the applicant to proceed with the completion
of the sidewalk and curb for Item 2C (Viceroy).
M/S/C (Cohen/Ringlein, 7-0) To approve, Items 2A, 2B and 2C, as part of the Consent
Calendar. (Noting Chair Marantz's abstention on Item 2C and Commissioner Caffery's
abstention on Item 2A.)
2A. Draft Minutes of August 22, 2007.
Approved, as part of the Consent Calendar. (Noting Commissioner Caffery's
abstention.)
2B. Case 3.2634 MAJ – An application by Gary Hunt requesting a one- year time
extension to construct an 8,205 square foot single- family residence located
at 260 Ridge Mountain, Zone R-2, Section 34, APN: 513-570-002. (Project
Planner: Bryan Fernandez, Assistant Planner).
Approved, as part of the Consent Calendar.
2C. Case 10.462 DET - An application by Casa Real Estate, LP, dba
Viceroy Palm Springs, requesting that the Planning Commission
determine the vacation of thirteen feet of right-of-way (Cahuilla
Road) adjacent to the west property line of Assessors Parcel
Numbers 513-202-005 and 513-212-004 is consistent with the
City’s General Plan, Zone R-3, Section 15. (Project Planner: David
A. Newell, Assistant Planner)
Approved, as part of the Consent Calendar. (Noting Chair Marantz's abstention.)
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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 (PD 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 noted his abstention and would not be participating in the
discussion and vote. He left the Council Chamber at 1:53 p.m.
Christopher Brown, Contract Planner, provided background information as outlined in
the staff report dated September 12, 2007. Mr. Brown noted engineering safety
concerns regarding the guest and resident entries.
Commissioner Ringlein requested engineering staff address the turnaround area for
delivery trucks. Marcus Fuller, Assistant Director of Public Works,
responded staff’s concern is the tight space for the turn-around area.
Bob Teaford, applicant, stated he has verified with U.P.S. and the delivery trucks will
drive straight-through.
Elena Francio, TKD Landscape Architects, provided details on revisions made to the
entrance and the landscape.
The Commission discussed the entrance and traffic backing up onto Via Escuela.
Marcus Fuller noted the reduced driveway width would require approval from the fire
department. The Commission discussed a continuance pending review by the fire
department.
M/S/C (Caffery/Cohen, 6-0, 1 abstained/ Hutcheson) To continue, and resend to
Engineering and Fire department for further review.
Commissioner Hutcheson re-entered the Council Chamber at 2:07 p.m.
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PUBLIC HEARINGS:
NOTE: ITEMS 4 AND 5 HEARD AS A SINGLE ITEM.
4. 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)
5. 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)
Craig A. Ewing provided background information as outlined in the staff report dated
September 12, 2007. Mr. Ewing noted there are several corrections to the draft
resolutions and he would like to assist with the verbiage for any motions.
Lynn Calerdine, LSA Associates, provided a response to the comments received
subsequent to the close of the Environmental Impact Report through this morning. Mr.
Calerdine addressed a wind study, dust, vibration and storage for the boulders, as well
as the Chino Canyon alluvial fan.
Chair Marantz re-opened the Public Hearing:
-John Wessman, Wessman Development, applicant, requested the gate on Via Escuela
to remain and deletion of mass grading for the lots on the Boulders project. Mr.
Wessman provided further details on the projects.
-Marvin Roos, MSA Consultants, requested deletion of condition #26 (Boulders)
pertaining to Palermo Drive terminating into a cul-de-sac noting that Palermo Drive will
be a connected street.
-Roxanne Ploss, Palm Springs, voiced concerns with the Crescendo project regarding
water supply, the destabilization of the alluvial fan and dust due to the mass grading.
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(PUBLIC HEARING CONT’D)
-S G Taylor, Palm Springs, spoke in opposition to the projects, she read a letter
submitted by Arleen Duchowny pertaining the similarity of the Tuscany Heights project
to Boulders and Crescendo regarding the construction and health & safety effects to
neighboring residents.
-Cheryl Beverly, Palm Springs, spoke in opposition to Item 5 (Crescendo);
she emphasized the beauty of the natural desert habitat and the impact to her view.
-Paul Levitan, Palm Springs, lives adjacent to the Crescendo property line, he
commented how his home will be affected with the construction of this project.
-Bob Helbling, Palm Springs, spoke in favor of the projects and noted the developer has
made many changes to the project and always builds quality homes.
Dr. Colbert, Palm Springs, originally from Europe, commented that she moved to this
city because it is known for its mountains and tranquility.
-Dana Stewart & James McKinley, Palm Springs, spoke in opposition of the projects,
she requested further review of monies from tourism and on the effects on health and
safety due to mass grading.
-Andy Linsky, Palm Springs, voiced concern with water conservation and with the
numerous developments approved in the city.
-Jeff Welshans, Palm Springs, spoke in opposition to the projects; he stated concern
with development in the Chino Canyon area.
-John Goodrich, Palm Springs, addressed the draft Environmental Impact Report (EIR)
and the Final Environmental Impact Report (FEIR); noting this project has changed
since these reports were completed.
-Lea Goodsell, Palm Springs, spoke in support of Boulders and Crescendo, she read
letter from Patrick Munt, stating these projects are necessary for the economic vitality of
the city.
-Rodney Drew, Palm Springs, voiced concern with the changes that have been made to
these projects.
-Frank Gaydos, president of Friends of Palm Springs Mountains, spoke in opposition to
the projects; stating concern with air quality and noise and the impact to the neighbors
for many years.
-Emily Hemphill, representing the applicant and responding to testimony, stated these
projects have been on-going since 2003 and addressed water conservation, average lot
size on Vista Grande, the rock crusher and geological studies on the destabilization of
the alluvial fan.
There being no further appearances, the Public Hearing was closed.
Commissioner Hutcheson requested further analysis on the wind for this area, time
frame for construction and more details on the economic impact.
Commissioner Ringlein stated this is in-fill project and is appropriate for this area. Ms.
Ringlein stated she is pleased to hear Mr. Wessman will be developing custom lots
instead of mass grading and suggested the same for the Crescendo project. She noted
a concern with the enforcement of construction hours.
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Chair Marantz stated a large amount of correspondence has been submitted during this
meeting and many new issues have been presented. Chair Marantz noted her
preference to have the requested changes submitted in writing. Commissioner Cohen
concurred.
Mr. Cohen requested additional information on the water tanks and the availability of
water.
Commissioner Scott stated he is in favor of a continuance so that more information
could be provided. Mr. Scott noted the importance on the applicant's direction for
custom lots and suggested a restudy on the rock crushing for the Crescendo project.
Mr. John Wessman requested a motion be made today or a two week continuance.
M/S/C (Hutcheson/Cohen, 6-1/Caffery) To continue, and refer for a restudy on an
analysis on the economic benefit of the project, wind impacts on PM 10, time-frame for
the construction, status of the water storage tanks, water availability and revisions to the
project description and conditions of approval.
A break was taken at 3:53 p.m.
The meeting resumed at 4:04 p.m.
6. Case 5.1156 PD 339 / TTM 35600 (Hard Rock Hotel) - An application by O &
M Indian Canyon, LLC, to construct a 499 room hotel and associated
facilities on approximately 9.78 acres located at the northeast corner of
Calle El Segundo and Tahquitz Canyon Way, Zone RA, Section 14 (IL),
APN’s: 508-055-003, 006, 007, 008 and 009. (Project Planner: Nicole Criste,
Contract Planner)
Commissioner Hutcheson noted his abstention and would not be participating in the
discussion and vote. He left the Council Chamber at 4:05 p.m.
Vice Chair Hochanadel noted his abstention, he owns property within 500 feet of the
project, and will not be participating in the discussion and vote. He left the Council
Chamber at 4:05 p.m.
Nicole Criste, Contract Planner, provided background information as outlined in the staff
report dated September 12, 2007. Ms. Criste reported an incorrect calculation on page
5 of the staff report should be, "the equipment structure encompasses about 12,000
square feet of the roof structure representing 14% of the building footprint”. She
provided further details on the proposed parking structure.
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Commissioner Caffery stated he felt the additional 20 feet for the equipment structure is
too high.
Commissioner Cohen left the Council Chamber at 4:27 p.m. for the remainder of the
meeting.
Commissioner Scott noted that the Architectural Advisory Committee was not aware
that the height of 120 feet was in excess of the allowable limit. Mr. Scott suggested
different ideas of installing the mechanical equipment such as cooling towers on top of
the garage; fan equipment on a different floor; and stairway access to the roof area
incorporating an interesting design. Mr. Scott voiced concern with inadequate parking
for special events which accommodate up to 2000 people. Mr. Scott suggested the
implementation of a parking plan.
Commissioner Caffery stated a concern with insufficient parking especially due to
special events and the need for employee parking.
John Raymond, Director of Community & Economic Development, provided further
details on potential sites for additional parking near the Convention Center.
Chair Marantz opened the Public Hearing:
-Cindy Nelson, vice president of Nexus Development, thanked staff for their diligence
and hard work and provided further details on the parking requirements, amenities
including the swimming pool with cabanas, LEEDS certification and building height.
-John Wessman, Palm Springs, spoke in favor of the project and addressed the parking
and height concerns.
-Sam Rasmason, owner of Regal Cinema, spoke in support of the project; stating that
the height will not affect the theater and the project will greatly enhance the downtown
corridor.
-Dana Stewart & James McKinley, Palm Springs, spoke in opposition of the project;
voiced concern with the height, density, availability of water, traffic and air quality
impacts.
-Cindy Nelson, Nexus Development, requested consideration to increase the height of
the ballroom from 30 to 35 feet.
-Bob Helbling, Palm Springs, spoke in favor of the project and requested approval.
-Wade Wessman, Palm Springs, spoke in favor of the project and requested approval.
There being no further appearances, the Public Hearing was closed.
Commissioner Scott requested a detailed parking plan to accommodate special events
and suggested the height of the mechanical equipment structure decreased to 10% of
the building structure.
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Commissioner Caffery stated he was not in favor of the mechanical equipment structure
to exceed building height for architectural design.
The Commission discussed the parking requirements and the consensus was the
proposed parking spaces are inadequate for special events.
Marcus Fuller, Assistant Director of Public Works, provided further details on condition
of approval #94b regarding the loading facilities.
M/S/C (Ringlein/Chair Marantz, 4-0, 1 absent/Cohen, 2 abstained/Hutcheson/ Vice
Chair Hochanadel) To adopt the Mitigated Negative Declaration, approve Case 5.1156
PD 339 and recommend approval of the Specific Plan Amendment and Tentative Tract
Map 35600 to the City Council, subject to Conditions of Approval; as amended:
*The Ballroom structure may increase to 35 feet in height.
*The building height for the appurtenances only to extend to the height of the
equipment. The total building height not to exceed 120 feet.
*Defer Condition #94b and parking concerns to the City Council.
Commissioner Hutcheson and Vice Chair Hochanadel re-entered the Council Chamber
at 5:34 p.m. Commissioner Caffery left the Council Chamber at 5:35 p.m. for the
remainder of the meeting.
7. Case 5.1164 PD 343 (Crosse Pointe) - An application by Crossley
Partners, LLC, to construct a mixed-use development consisting of
approximately 54,122 square feet of retail and office uses on an
approximate 3.8-acre site located at the northwest corner of East
Sunny Dunes Road and Crossley Road, Zone W-M-1, Section 20,
APN: 680-170-062. (Project Planner: Fred Lowndes, Associate
Planner)
Fred Lowndes, Associate Planner, provided background information as outlined in the
staff report dated September 12, 2007.
Commissioner Scott requested staff address a letter from the owner of the adjacent
building, Wal-Mart, regarding restriction of pedestrian traffic between the two
properties. Mr. Lowndes responded that both parties have an agreement to provide
their own parking.
Commissioner Hutcheson requested staff confirm if the request for reduction in
setbacks is consistent with developments in the area. Staff responded yes it is
consistent with many of the large developments along Ramon Road and Gene Autry
Trail.
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Discussion was made on the building frontage and entrance to the parking lot on
Crossley Road.
Chair Marantz opened the Public Hearing:
-John Wessman, Palm Springs, provided further details on the history of the property,
the parking concerns with the adjacent property owner and the design of the building.
There being no further appearances, the Public Hearing was closed.
M/S/C (Scott/Ringlein, 5-0, 2 absent/Cohen/ Caffery) To approve, Case 5.1164 PD 343
to the City Council, subject to Conditions of Approval.
8. Case 5.1163 CUP - An application by Los Angeles SMSA LP, dba
Verizon Wireless, for a Conditional Use Permit to construct a
fifty-five foot high wireless commercial communication antenna
designed as a monopalm and a 184 square foot equipment
shelter located at 1633 South Palm Canyon Drive (Best Western
Inn), Zone R2, Section 22, APN: 513-300-014. (Project Planner:
David A. Newell, Assistant Planner)
David Newell, Assistant Planner, noted a correction on the staff report: the height of the
monopalm is fifty-five foot tall. Mr. Newell provided background information as outlined
in the staff report dated September 12, 2007.
Commissioner Scott suggested adding a condition to require removal of the storage
containers.
Vice Chair Hochanadel noted his preference to camouflage the antenna with a palm
tree to match the existing trees.
Chair Marantz opened the Public Hearing:
-Brianna Noler, respresenting Verizon Wireless, provided additional details on
the removal of the storage containers, parking spaces and the type of tree proposed for
the monopalm.
There being no further appearances the Public Hearing was closed.
M/S/C (Vice Chair Hochanadel/Hutcheson, 5-0, 2 absent/Cohen/ Caffery) To
recommend approval of Case 5.1163 CUP to the City Council, subject to Conditions of
Approval, as amended:
*Articificial tree to be a Mexican Fan Palm to match existing trees.
*Removal of storage containers.
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9. COMMISSION WORK PROGRAM:
*Work Program Priorities and Subcommittee Assignments
None reported.
10. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Scott commented that a slim-line pole was presented at the Architectural
Advisory Committee meeting and was impressed with its compact size. Mr. Newell
reported the difference with this type of slim-pole is that it only allows for 3 antennas
versus the 9 to 12 antennas as presented today.
Chair Marantz requested staff follow-up on the former McDonald's site.
Commissioner Ringlein requested an unpdate on the deadlines for the Spanish Inn
project. Staff provided an update.
11. ADJOURNMENT: There being no further comments, the meeting
adjourned at 6:00 p.m.
Craig A. Ewing, AICP
Director of Planning Services
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