HomeMy WebLinkAbout2007-10-24 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
October 24, 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
Present
Year: FY 2007/2008
This Meeting
to Date:
Excused Absences:
Chair Marantz X
9
2
Vice Chair Hochanadel X
11
0
Cohen X
11
0
Ringlein X
10
1
Hutcheson X
11
0
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, October 19, 200T
ACCEPTANCE OF THE AGENDA:
The agenda was accepted, as presented.
1, PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened the Public Comments:
-Roxann Ploss, Palm Springs, spoke in regards to Item 3 (The Spanish Inn); provided
history on the building and requested consideration be given to the applicant for
adequate time to complete this project.
-Ed Dietrich, president of the board at Sagewood HOA, spoke in regards to the Palm
Springs Market Place project, voiced concerns with inaccurate information and
requested no building permits be released until this has been resolved.
-Brock Braughton, Sagewood homeowner, spoke regarding the Palm Springs Market
Place, requested the entrance to the loading zone remain off of Vista Chino because
Cerritos Road is located 30 feet from the residential area.
There being no further comments, Public Comments was closed.
City of Palm Springs
Planning Commission Minutes
of October 24, 2007
CONSENT CALENDAR:
Commissioner Hutcheson requested staff address if any objections were received from
neighbors pertaining to Item 2D. Staff responded that no objections were received.
M/S/C (Hutcheson/Vice Chair Hochanadel, 7-0) To approve, Items 2A, 213, 2C and 2D,
as part of the Consent Calendar.
2A. Case 5.0866 PD 267 / TTM 30064 / TTM 30058 (Four Seasons) - An
application by Andy Fraser of K. Hovnanian Homes to allow the reduction
of rear yard setback to 10 feet for open patio trellises for the homes within
TTM 30054 and TTM 30058 located at 3601 and 3800 North Sunrise Way,
Zone PD 267, Section 36. (Project Planner: Bryan Fernandez, Assistant
Planner) Approved, as part of the Consent Calendar.
2B. Case 3.3068 MAJ - An application by Rafael Garcia on behalf of AT&T to
allow construction of a 3,200 square foot telecommunications facility
located at 700 East Research Drive, Zone M-1-P, Section 12,
APN: 507-530-014. (Project Planner: Bryan Fernandez, Assistant Planner)
Approved, as part of the Consent Calendar.
2C. Case 3.3082 MAJ - An application by Terri Miller of Millwood Construction to
allow construction of two one-story commercial office buildings with
the combined size of approximately 5,172 square feet located at 1756 Sahara
Road, Zone P, Section 1, APNs: 501-315-001 and 002. (Project Planner:
Bryan Fernandez, Assistant Planner) Approved, as part of the Consent
Calendar.
2D. Case 3.3137 SFR and 7.1271 AMM - An application by Lance O'Donnell,
owner, to construct a 2,671 square foot single-family residence on a
hillside lot, and to allow a reduced rear yard setback and
height increase located at 2299 Via Monte Vista, Zone R-1-B, Section 3,
APN: 504-192-004, (Project Planner: Bryan Fernandez, Assistant Planner)
Approved, as part of the Consent Calendar.
MISCELLANEOUS:
3. Case 5.1012 CUP / TTM 31104 / PD 300 - A request by Negat Kohan, on
behalf of the Spanish Inn, Inc., for a two-year time extension to renovate the
hotel, convert hotel to condominiums and construct new
condominium building located at 640 North Indian Canyon Drive, Zone R3,
Section 11, APN: 507-183-003 and 007. (Project Planner: Bryan Fernandez,
Assistant Planner)
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Planning Commission Minutes
of October 24, 2007
Craig A. Ewing, Director of Planning Services, provided background information as
outlined in the staff report dated October 24, 2007. Staff stated a denial of the project
could result in a derelict site over time and recommended approval of the time extension
with new conditions.
Chair Marantz agreed that denial of the project would only set this project further back.
The Commission discussed building permits, the progress of the final map
and installation of the traffic calming program.
Chair Marantz open Public Comments:
-Mary Lou Feenstra, Palm Springs, spoke in opposition of the project, voiced concern
with negative impact to the neighbors and violation of the vacant building ordinance.
-Graham Young, Palm Springs, spoke in opposition of the project and requested denial
of the project.
-Arlene Battishill, Palm Springs, spoke in opposition of the project, voiced concern
with completion of the project and requested denial of the time extension.
-Ken Feenstra, Palm Springs, suggested an alternative use for this site such
as conversion to senior citizen housing in conjunction with the redevelopment agency.
-Skip Goodell, architect for the project, provided further details pertaining to the
architectural drawings for the street calming designs and plan check for the stairs and
balconies.
-Lisa Luisi, assistant to the Spanish Inn owners, stated many delays have occurred
mostly due to the traffic calming program and complex engineering conditions.
There being no further appearances, Public Comments was closed.
Staff provided further details on the traffic calming plan, the public streets and street
vacations.
Commission Caffery noted a concern with this project meeting the timelines
and suggested imposing a condition to require a completion bond.
Commissioner Hutcheson noted his preference to limit approval of the time extension to
only 2 to 3 weeks not for one year. Commission Cohen concurred.
Vice Chair Hochanadel requested staff address engineering condition #7 pertaining
to widening of Indian Canyon Drive. Staff responded that the street improvements on
Indian Canyon were deferred by City Council and revisions will be made.
Commissioner Hutcheson noted that he is not in favor of one year time extension and
suggested a one month continuance.
Negat Kohan, applicant, reassured the Commission that the funds for the project are
available and emphasized their commitment to complete the street improvements.
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City of Palm Springs
Planning Commission Minutes
of October 24, 2007
Commissioner Scott suggested that the applicant provide to the Director of Planning
Services proof of financial responsibility to complete the project and proof that the
applicant has subcontractors under contract to complete the project.
Mr. Ewing recommended two weeks for approval of the street improvements (issuance
of the traffic improvement plan permit) and direct staff to return with a resolution
granting the extension with an amended development schedule, as discussed.
M/S/C (Hutcheson/Cohen, 7-0) To approve, refer staff to bring back a resolution, as
amended:
Development Schedule:
Milestone 1 - Approve street improvement plans related to the Movie Colony Traffic
Calming Program, no later than November 7, 2007.
Milestone 2 - Record Final Map and install street improvement plans, no later than
February 7, 2008.
Milestone 3 - All internal demolition, 3 months after final map.
Milestone 4 - Apply for grading permits, 6 months after final map.
Milestone 5 - Apply for building permits and submit construction plans, 6 months after
final map.
(` Milestone 6 - Secure grading permits, 1 year after final map.
Milestone 7 - Secure building permits, 1 year after final map.
Milestone 8 - Complete construction, 2 years after final map.
Milestone 9 - Certificate of occupancy, 3 years after final map.
Project Condition:
Failure to meet the milestones will result in an automatic expiration of the entitlement.
ARCHITECTURAL REVIEW:
4. Case 5.1025 PD 307 - An application by H & H Investments, LLC, seeking
approval for the Final Development Plans for a previously
approved commercial shopping center located on the northwest comer of
North Sunrise Way and East Tahquitz Canyon Way, Zone PD 307, Section
14, APN's: 508-070-035 and 042. (Project Planner: David A. Newell,
Assistant Planner)
David Newell, Assistant Planner, provided background information as outlined in the
staff report dated October 24, 2007. Staff reported that the Architectural Advisory
Committee and Tribal Council are both in support of the project.
Staff provided further details on the minor changes made to the project relating to the
pedestrian entry, the access points and the median on Sunrise Way.
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City of Palm Springs
Planning Commission Minutes
of October 24, 2007
Commissioner Caffery commented that he served on the Indian Planning Commission
when this project came before them and discussion was made on a monument sign on
this corner.
Allen Sanborn, architect for the project, provided further details and stated that the
conditions have been met with the inclusion of the monument, enhanced landscaping
and circulation plans.
Commissioner Cohen suggested an art project for the construction fencing and
commended the applicant on the circulation plan. Mr. Sanborn noted that the intent is
to build it all in a single phase.
M/S/C (Caffery/Cohen, 6-1/Scott) To approve, as submitted.
PUBLIC HEARINGS:
5. Case 6.504 VAR - An application by Paul Thiebaud for a Variance request to
reduce the required five feet pool setback from the property line for a
lap pool located at 222 East Palo Verde Avenue, Zone R-1-C, Section 23,
` } APN: 5W291-019. (Project Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided background information as outlined in the
staff report dated October 24, 2007. Staff reported that the lap pool was built without
permits.
Commissioner Ringlein requested staff address if the fire department had any safety
concerns. Staff responded that the fire department requires a 5 feet wide minimum
access path around structures.
Chair Marantz opened the Public Hearing
-Paul Thiebaud, applicant, provided further details on the construction of the lap
pool and noted swimming is the main source of exercise for his family. Mr. Thiebaud
reported that he was ill-advised by his former contractor pertaining to the setbacks
requirements.
-Lance O'Donnell, architect for the project, reiterated his client's use of the lap pool
is for fitness and therapeutic use. Mr. O'Donnell addressed fire access, letters of
support from adjacent neighbors and requested relief from the 5 feet setback.
There being no further comments the Public Hearing was closed.
City of Palm Springs
Planning Commission Minutes
of October 24, 2007
Chair Marantz noted an e-mail was received from several neighbors stating
opposition to this request. Chair Marantz stated she is not in favor of this request and
feels a precedent would be set for approving projects that have not met the setback
requirements.
Commissioner Scott noted his concern with no fire access path.within the required five
feet setback.
M/S/C (CafferyNice Chair Hochanadel, 7-0) To deny, Case 6.504 Variance.
Staff reported that the Planning Commission decision may be appealed in writing to the
City Clerk.
A recess was taken at 3:46 p.m.
The meeting resumed at 3:55 p.m.
6. Case 5.1172 ZTA - An application by the City of Palm Springs to amend the
Palm Springs Zoning Code regarding the standards and regulations for the
development of Condominium Hotels. (Project Planner: Craig A. Ewing,
Director of Planning Services)
Staff reported that the City Attorney has further revisions to the Item and has requested
a continuance to the meeting of November 14, 2007.
M/S/C (Ringlein/Caffery, 7-0) To continue, to the meeting of November 14, 2007.
7. Case 5.1173 ZTA - An application by The City of Palm Springs to amend the
Palm Springs Zoning Code regarding the standards and regulations
for establishing office uses in the Central Business District (C-B-
D) zone, the downtown area generally defined as Palm Canyon and Indian
Canyon Drives, between Alejo and Ramon Roads and adjacent streets.
(Project Planner: Craig A. Ewing, Director of Planning Services)
Craig A. Ewing, Director of Planning Services, provided background information as
outlined in the staff report dated October 24, 2007.
Commissioner Ringlein reminded staff this item was discussed at a study session
and the consensus of the Commission was not to prohibit offices in the downtown but
subject to a Conditional or Land Use Permit. Ms. Ringlein suggested that city staff
assigned to the downtown area provide more outreach to business owners.
City of Palm Springs
Planning Commission Minutes
of October 24, 2007
Commissioner Cohen concurred with Ms. Ringlein and noted that public
comments made at the study session, by downtown business owners, stated their
preference to have these buildings occupied rather than sit vacant for many years.
Commissioner Caffery noted his preference for verbiage in the draft City Council
Ordinance, #37, to state any frontage on Palm Canyon will be regulated according
to Palm Canyon rules".
Chair Marantz opened the Public Hearing:
-Martha Higgins, property manager for Wessman Development
Company, requested leniency during the interim period of the downtown
redevelopment and provided further details on their difficulty in leasing retail space at
Plaza Las Flores between Indian Canyon and Palm Canyon Way.
There being no further comments, the Public Hearing was closed.
Staff noted that existing legally -established offices would be subject to a grandfather
condition..
l M/S/C (Ringlein/Cohen, 6-1/Caffery) To recommend approval to the City Council; as
amended:
*Offices on Palm Canyon Way, subject to a Conditional Use Permit.
*Offices off of Palm Canyon Way (side streets), subject to a Land Use Permit.
*A review of the ordinance in two years.
OTHER BUSINESS:
8. Appointment of Donald Wexler as an Alternate Member and Allen Sanborn
as a Member to the Architectural Advisory Committee,
Craig A. Ewing reported that Donald Wexler has requested to serve as an alternate
member of the Architecture Advisory Committee due to his schedule. A request has
also been received from Allen Sanborn indicating his willingness to serve as a
permanent member of the Architectural Advisory Committee. Mr. Ewing
suggested (since the ordinance states only two alternate members) making Mr. Paul
Ortega a permanent member of the Architectural Advisory Committee.
M/S/C (Vice Chair Hochanadel/Cohen, 7-0) To appoint Donald Wexler as an Alternate
Member and appoint Allen Sanborn as a Permanent Member to the Architectural
Advisory Committee; and appoint Paul Ortega, as a Permanent Member, to serve as a
Permanent Member.
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City of Palm Springs
Planning Commission Minutes
of October 24, 2007
9. COMMISSION WORK PROGRAM: Work Program Priorities and
Subcommittee Assignments
Mr. Ewing provided an update on the new Downtown Subcommittee initiated by the City
Council, the status of the General Plan Update and addressed updating of the Zoning
Code.
10. COMMISSION/STAFF REPORTS AND REQUESTS:
Ms. Ringlein reported landscaping and signage is in poor condition at the Sosa's
Plaza on the corner of Vista Chino and Gene Autry Way. Staff responded this would be
forwarded to Code Enforcement.
Commissioner Caffery suggested having a discussion on drugstores in the area west of
Farrell and defining land uses in this area.
11. ADJOURNMENT:
There being no further comments, the meeting adjourned at 4:32 p.m.
F ving, CP
Dire of Pla ni g Services
M