HomeMy WebLinkAbout2007-11-28 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION MINUTES
November 28, 2007
Council Chamber, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 1:32 p.m.
ROLL CALL: Present Present
Year: FY 2007/2008
This Meeting: to Date:
Excused Absences:
Chair Marantz X 12
2
Vice Chair Hochanadel X 14
0
Cohen X 14
0
Ringlein X 13
1
Hutcheson X 14
0
Caffery X 13
1
Scott X 14
0
REPORT OF POSTING OF AGENDA:
The agenda was posted and 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 Wednesday, November21, 2007.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted, as presented.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments:
-Michael Estrada, on behalf of The Falls and Matchbox restaurants, regarding Item 5
(Palm Mountain Resort), spoke in favor of the project; voiced concern with the number
and quality of hotel rooms in the city. .
-Aftab Dada, manager of the Hilton Hotel, regarding Item 5 (Palm Mountain Resort),
spoke in favor of the project; emphasized the necessity to provide sufficient rooms to
accommodate the recently renovated Convention Center.
There being no further comments, Public Comments was closed.
City of Palm Springs
Planning Commission Minutes
of November 28, 2007
CONSENT CALENDAR:
Commissioner Ringlein requested staff address the yellow roof for Item 213.
Commissioner Scott requested clarification from staff on the additional sign.
Commissioner Caffery noted his abstention on Item 213.
M/S/C (Ringlein/Cohen, 7-0) To approve, Items 2A and 26, as part of the Consent
Calendar.
2A. Case 6.0988 CUP -A - Draft Resolution to amend the approved Conditional
Use Permit by Wessman Development Company to allow additional signage
at Tahquitz Square (Del Taco) located at 1700 East Tahquitz Canyon Way /
102 North Sunrise Way, Zone C-1-AA, Section 13, APN: 502-065-008 & 018.
(Project Planner: David A. Newell, Assistant Planner)
Approved, as part of the Consent Calendar.
2B. Case 3.3141 SFR - An application by Marshall Ininns to construct a 6,855
square feet single family residence, on an approximate 51,973 square
feet vacant hillside lot, located at 240 Ridge Mountain Drive, Zone 0-20,
Section 34, APN: 513-570-004 and 005. (Project Planner: Bryan Fernandez,
Assistant Planner).
Approved, as part of the Consent Calendar. (Noting Commissioner Caffery's
abstention.)
MISCELLANEOUS:
3. Case 5.1056 PD 314 - An application by Palm Canyon 102, LP., seeking
approval for final development plans for the retail component consisting
of 15,000 square feet of retail in three buildings of a previously approved
mixed use project located at 990 South Palm Canyon Drive, Zone PD
314, Section 23, APN: 508-172-005, 007 & 009. (Project Planner: David A.
Newell, Assistant Planner)
Chair Marantz noted her abstention and would not be participating in the discussion and
vote. She left the Council Chamber at 1:41 p.m.
David A. Newell, Assistant Planner, provided background information as outlined in the
staff report dated November 28, 2007.
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Commissioner Scott requested staff address if this project would be built in phases.
David Hilliard, representing Palm Canyon 102, responded that the commercial project
will be built all at once and addressed the outdoor seating area.
M/S/C (Scott/Cohen, 6-0, 1 abstained/ Chair Marantz) To approve, as submitted.
Chair Marantz re-entered the Council Chamber at 1:45 p.m.
4. Case SP 07-111 (Tahquitz Square) - An application by Best Signs, Inc., on
behalf of Wessman Development Company, requesting a sign program for
the multi -tenant commercial buildings located at 1700 East Tahquitz Canyon
Way, Zone C-1-AA, Section 13, APN: 502-065-008 and 018.
(Project Planner: David A. Newell, Assistant Planner)
David A. Newell, Assistant Planner, provided background information as outlined in the
staff report dated November 28, 2007.
Staff noted the existing signs will remain as is and any new signs will require
conformance to the new sign program.
The Commission discussed the requirements/prohibition of window signs and removal
of signs.
M/S/C (Scott/Cohen, 7-0) To approve, subject to Conditions of Approval.
PUBLIC HEARINGS:
5. Case 5.1162 PD 342 (Palm Mountain Resort and Spa) - An application by
Palm Mountain Resort, L.P., for a General Plan Amendment and
Planned Development District to renovate an existing 120 room hotel to a
193 room hotel on an approximately 2.77-acre site located at 155 South
Belardo Road, Zone R3, Section 15, APN 513-142-001. (Project Planner:
Edward O. Robertson, Principal Planner)
Lyn Calerdine, Contract Planner, provided background information as outlined in the
staff report dated November 28, 2007. Mr. Calerdine provided further details pertaining
to the density, impacts to view, proposed height and the parking spaces.
Commissioner Caffery noted a concern with inadequate parking in the downtown area.
Mr. Caffery felt that either an Administrative Modification or in -lieu fees should be
applied towards this project, not both.
City of Palm Springs
Planning Commission Minutes
of November 28, 2007
Chair Marantz opened the Public Hearing:
-Tim Ellis, General Manager for Palm Mountain Resort, provided further details
regarding hotel rooms and the market, removal of the restaurant, mechanical
equipment upgrade to low -efficiency, room count, Transient Occupancy Tax increase
and hotel amenities. Mr. Ellis reported a neighborhood meeting was held to
address their concerns.
-Lea Goodsell, Palm Springs, read a letter from the Historic Tennis Club Neighborhood
Organization, in support of the project with the exception of insufficient parking; and
a letter from Spencer's restaurant, in support of the project.
-Joy Meredith, president of Downtown Mainstreet Merchants Association, spoke in favor
of the project and requested the downtown parking problems not be placed completely
on this project.
-Jono Hildner, Palm Springs, spoke in opposition of the project and encouraged
revisions to height and parking concerns.
-Bob Helbling, Palm Springs, suggested the applicant revise the plans to address the
parking concerns.
-Frank Tysen, Palm Springs, voiced concerns with impact of views to the neighboring
hotel and insufficient parking; requested project be sent back for further studies and
scaling down of the hotel.
-Steve Simms, Palm Springs, voiced concern with enforcement of the existing zoning
code; higher density and elimination of parking spaces.
-Tamara Stevens, representing Palm Springs Economic Development Corporation, in
support of renovation and upgrading of properties and will provide more specific
comments to the City Council, upon further review of the project.
-Tracy Conrad, Palm Springs, spoke in opposition of the project, voiced concern with
rezoning of the project, insufficient parking spaces, density and height;
suggested revisions be made to the project.
-Craig Blaur, Chase Hotel, stated the biggest concern with this project is
insufficient parking.
-Heather Holendano, Palm Springs, spoke in support of the project, emphasized the
benefits to the city will be increased revenue and business.
-Gene Petrigallo, Palm Springs, business owner, spoke in support of the project; stated
the hotel will provide great rates and requested approval of the project.
-Joan Martin, Palm Springs, requested enforcement of the city requirements and
suggested renovation of the hotel could be done by maintaining the same footprint and
height, as well providing more parking.
-Tim Ellis, General Manager, addressed public testimony, clarified that this project was
not rejected by the Architectectural Advisory Committee, the tour -bus business will fill
rooms on the weekends, and indicated that better value/quality rooms are needed in the
downtown area. Mr. Ellis provided further details on the location for the bus parking.
There being no further comments, the Public Hearing was closed.
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Commissioner Caffery reiterated his concern with insufficient parking spaces, as well as
the additional parking spaces taken up by the tour buses.
Chair Marantz expressed concern with the on -site parking for the tour buses which
would take up 16 parking spaces on Belardo Road. Staff noted there is additional bus
parking in the area of Museum Drive. Chair Marantz suggested a recommendation to
impose bus parking on an off -site location. Commissioner Cohen concurred.
The Commission further discussed the in -lieu parking fee, the parking requirements and
on -site bus parking.
Commissioner Scott stated he felt that the issue of density and height has been
overlooked and is in favor a continuance.
Commissioner Hutcheson was in agreement of a continuance so that the project could
go back for revisions to meet the existing parking, height and zoning requirements.
Commissioner Ringlein noted she is in favor of continuance and
suggested imposing conditions to address off -site bus parking and valet tandem
parking.
M/S/C (Scott/Caffery, 7-0) To continue to an undetermined date, for a restudy to
allow for increased density, but not increased height, and meet parking requirements.
A recess was taken at 3:15 p.m.
The meeting resumed at 3:27 p.m.
6. Case 5.1153 CUP / 3.3038 MAJ (Sunquitz Shopping Center) - An application
by H&H Investments to construct a single story, 17,272 square feet retail
building and a single story, 19,510 square feet office building on
approximately 3.76 acres located at the southwest comer of Tahquitz
Canyon Way and Sunrise Way, Zone RA, Section 14, APN 508-100-039.
(Project Planner: Christopher Brown, Contract Planner)
Commissioner Hutcheson stated his abstention and would not be participating in the
discussion and vote. He left the Council Chamber at 3:28 p.m.
Christopher Brown, Contract Planner, provided background information as outlined in
the staff report dated November 28, 2007. Mr. Brown reported an error on engineering
condition #72, Calle El Segundo should be changed to Sunrise Way.
City of Palm Springs
Planning Commission Minutes
of November 28, 2007
Chair Marantz opened the Public Hearing:
-Hank Gordon, applicant, stated that he is in agreement with the conditions and
requested condition #5, pertaining to the public art provision and payment of an in lieu
fee, be applicable to #79, pertaining to the art items required in the Section 14 Master
Plan; requested staff address #73, pertaining to dedication of easements or rights -of -
way over Tribal Allottee land; and #82, stated a financial burden for this requirement
and thanked staff for their diligence.
-Tom Doczi, TKD Associates, clarified the art pieces (Type 1 and 11) would be provided
by the tribe and the land would need to be supplied by the developer and suggested this
be confirmed with the tribe.
-Allen Sanborn, Sanborn A/E, architect for the project, stated the Architectural Advisory
Committee was concerned with the architecture of the medical office building and was
approved at their second meeting.
There being no further comments, the Public Hearing was closed
Marcus Fuller, Assistant Director of Public Works, addressed the Indian public arts
pieces noting the language is not very clear on who is responsible in providing the
statute and the important thing is that the land is available.
Commissioner Caffery noted he was impressed with the architecture of the pharmacy.
Commissioner Scott noted a concern with the amount of drugstores built in the city and
suggested incorporating materials from the medical and commercial buildings. Tracy
Verastegui, Rite Aid Real Estate Director, stated the Rite Aid on Tahquitz Canyon is the
drugstore that will be relocating to this site.
The Commission discussed the deliveries and the truck loading zone.
M/S/C (Scott/Caffery, 6-0, 1 abstained/ Hutcheson) To approve, subject to Conditions
of Approval, as amended:
*Prior to issuance of grading or building permits, the project proponent shall submit
revised colors and materials for the office building portion of the project for staff review
and approval.
"Pursuant to the Section 14 Specific Plan, the applicant shall install a straight sidewalk
along the frontage of the project site abutting Tahquitz Canyon Way,
Commissioner Hutcheson re-entered the Council Chamber at 4:02 p.m.
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7. Case 3.3118 MAJ / LUP 07-036 17.1266 AMM (Desert Son -Shine Pre -School
and Kindergarten) - An application by David Jacobs to construct a single
story, 9,863 square feet pre-school and kindergarten
on 1.06 acres located at the northwest corner of Cerritos Road and Sahara
Drive, Zone P, Section 1, APNs: 601-314-002, 014, & 015. (Project Planner:
Christopher Brown, Contract Planner)
Christopher Brown, Contract Planner, provided background information as outlined in
the staff report dated November 28, 2007. Mr. Brown reported that the applicant is
requesting deletion of condition #35, and noted the site is located within the B-1 (Inner
Approach/Departure) zone and is currently under review by the Airport Land Use
Compatibility Plan (ALUCP).
Vice Chair Hochanadel requested staff address if any comments were received from
neighbors. Staff responded no comments were received.
Chair Marantz opened the Public Hearing:
-Ana Escalante, architect for the project, provided further details on the pre-
school, proposed materials and the neighborhood.
-Marvin Roos, MSA Consulting, provided details on the landscape plan, play
area, parking and site description.
-Bill Farria, Palm Springs, voiced concern with the public hearing notices sent to the
neighbors and requested a scale model of the project.
-Ryan Zimmerman, Palm Springs, voiced concern with the possibility of this site used as
housing for unwed mothers.
There being no further comments, the Public Hearing was closed
Commissioner Scott stated he was in attendance at the Architectural Advisory
Committee meeting when this project was presented and viewed the models and
complimented the design team on the work. Mr. Scott noted he is in support of the
project.
Commissioner Caffery stated he is in opposition of the project due to the proximity of
the school to the airport.
Commissioner Ringlein expressed concern with activities in the area and the safety of
the children. Ms. Ringlein requested code enforcement patrol this area.
M/S/C (Scott/Hutcheson, 6-1/Caffery) To approve, subject to Conditions of Approval, as
amended:
*Deletion of condition #35.
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Commissioner Ringlein requested staff provide to the Commission all the exhibits
submitted by the applicant.
8. Appointment of a sub -committee to address utility undergrounding.
Mr. Ewing reported the Commission's request to initiate a sub -committee to work with
engineering and planning staff on a potential policy regarding utility undergrounding.
Commissioner Ringlein and Caffery volunteered to participate.
9. COMMISSION WORK PROGRAM: Work Program Priorities and
Subcommittee Assignments
Mr. Ewing reported the Rules of Procedure would be brought back to the Commission
for further review in December.
10. COMMISSION/STAFF REPORTS AND REQUESTS:
Chair Marantz expressed her gratitude to City Council Elect Rick Hutcheson for his work
and efforts in serving the Planning Commission.
Commissioner Scott requested the updated General Plan as a discussion topic at
their next study session. Staff responded an orientation consisting of several study
sessions would be held to discuss this topic.
11. ADJOURNMENT:
There being no further comments, the meeting adjourned at 4:43 p.m.
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