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Home My WebLink About2014-09-10 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES September 10, 2014 Council Chamber, City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CALL TO ORDER: Chair Hudson called the meeting to order at 1:33 pm. ROLL CALL: PRESENT: Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Klatchko and Chair Hudson ABSENT: Commissioner Calerdine and Commissioner Roberts ALSO PRESENT: Interim Planning Director Evans, Principal Planner Robertson, Associate Planner Newell, Assistant Director of Public Works Khamphou and Administrative Coordinator Hintz ACCEPTANCE OF THE AGENDA: Chair Hudson reported that staff has requested Item 1A pulled from the agenda. The agenda was accepted. 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 4:00 pm on Thursday, September 4, 2014. PUBLIC COMMENTS: TRAE DANIEL, spoke about an upcoming project on 34th Avenue; he encouraged the Commission to come out to the neighborhood. FRANK TYSEN, spoke in reference to Item 213 and 2C, expressed concern that these 1IPage Planning Commission Minutes September 10, 2014 projects were not listed as public hearings to allow for public input. He urged the Commission promote diversity and maintain the eclectic character of the city. JOHN DAW, interim general manager, Hyatt Hotel, spoke in support of the downtown redevelopment project. RICHARD CLIFFORD, spoke in support of the downtown redevelopment project; it will be a welcomed addition and revive the economy. JAIME KOWAL, spoke in favor of the downtown revitalization project; she liked great architecture with mountain views. JORDAN FIFE, spoke in favor of the downtown revitalization project; it will draw many opportunities to the City. ANDY CARPIAE, Hard Rock Hotel, owner, spoke in favor of the downtown revitalization project; it will be a great asset to the City. There being no further appearances public comments was closed. 1. PUBLIC HEARINGS: 1A. CONT'D - CITY OF PALM SPRINGS FOR A GENERAL PLAN AMENDMENT TO CHANGE CURRENT LAND USE DESIGNATIONS FROM SMALL HOTEL TO CENTRAL BUSINESS DISTRICT; LOCATED WEST OF BELARDO ROAD, NORTH OF BARISTO ROAD, EAST OF LUGO ROAD AND SOUTH OF ARENAS ROAD; AND SOUTHWEST OF TAHQUITZ DRIVE AND CAHUILLA ROAD (CASE 5.1322 GPA). (DN) Removed from the agenda. 1B. PORTABLE OPEN SIGNS - AN AMENDMENT TO THE PALM SPRINGS ZONING CODE EXPANDING THE BOUNDARIES OF WHERE PORTABLE "OPEN" SIGNS IN FRONT OF COMMERCIAL BUSINESSES ARE ALLOWED TO THE EAST SIDE OF NORTH INDIAN CANYON DRIVE FROM RAMON ROAD TO ALEJO ROAD, (PALM SPRINGS ZONING CODE SECTION 93.20.09.B.5.) (CASE 5.1202 ZTA). (ER) Principal Planner Robertson presented the proposed zone text amendment to expand the boundaries of where the portable open signs are allowed. Chair Hudson opened the public hearing and with no appearances coming forward the public hearing was closed. 2 Planning Commission Minutes September 10, 2014 Commissioner Weremiuk spoke in support; noting that the east side is the area that needs the most help. ACTION: To approve and recommend approval to the City Council. Motion: Commissioner Middleton, seconded by Commissioner Lowe and unanimously carried 5-0-2 on a roll call vote. AYES: Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson ABSENT: Commissioner Calerdine, Commissioner Roberts 2. NEW BUSINESS: 2A. PALM SPRINGS, LLC, REQUEST FOR A FINAL PDD PLANS APPROVAL FOR PLANNED DEVELOPMENT DISTRICT 324 TO CONSTRUCT A MIXED -USE DEVELOPMENT CONSISTING OF A 150-ROOM HOTEL WITH RETAIL AND PARKING STRUCTURE LOCATED AT 400 NORTH PALM CANYON DRIVE, ZONE PD324, (5.1091-PD-324). (ER) Staff requested a short break to set-up the presentation. A recess was taken at 1:54 pm. The meeting resumed at 2:07 pm. Principal Planner Robertson presented the proposed project as outlined in the staff report. LAWRENCE RAEL, applicant, introduced himself and provided details about the project. JOSEPH SMART, SMS Architects, project architect, presented the project using a power point presentation pertaining to the site plan, hotel entry, parking garage, view corridors and the 3rd level breaking down the scale of the project. He addressed the architecture, elevations on Palm Canyon, shade studies, hotel entrance, Indian Canyon and Alejo frontage, parking structure, sketches of the spa pool, view corridor entries to the units and materials. RON GREGORY, described the hardscape design, fountain elements on the center of outer court, plant materials will be selected for its appropriateness for the desert location, Alejo Road landscape view, meandering walkway and landscape lighting. The Commission commented on: 3 Planning Commission Minutes September 10, 2014 -The north side on Alejo Road and Palm Canyon looks stark; -The angled parking on Indian Canyon can be a potential problem for stacking; -The transition road with exit road on Alejo Road will impact the traffic patterns on both streets; LAWRENCE RAEL clarified that a median on Alejo Road has been conditioned for the project. The Commission asked further questions and/or commented on: -Shade studies around the corner; -Angled parking on Indian Canyon could be a traffic hazard; project is over -parked; -Eliminate parking spaces on Indian Canyon and provide additional pedestrian and landscape space; -Concerned about stark architecture and uncertain about angled parking; -Good to see the 3D models; impressed with architecture and landscaping palette; Chair Hudson expressed the following comments: 1. Building is very simple; a true example of minimalist architecture. Minimalism demands fine detailing with sensitivity to materials and scale. 2. Materials are stark. 3. Pedestrian connections from the grade level parking structure to adjacent streets need to be wider. 4. Indian Canyon and Alejo Road need a pedestrian sidewalk. 5. No elevations of the south side of the project; would like to see more material of the south facade. 6. Additional 3D drawings from close up and far away 7. The gap between buildings; esthetically and functionality. 8. The pedestrian experience in the middle of the summer. 9. The hotel platform has an area that needs to be paved; a very stark area. 10. The renderings do not show the 5 foot drop at the pedestrian connection between the hotel drop off area and Indian Canyon. 11. Elements are very thin. The development team addressed the Commission's concerns and questions. Commissioner Middleton made inquiries regarding installation of solar panels. The applicant responded that it was not economically feasible for the project. ACTION: To continue and direct recommend the following modifications: @! Planning Commission Minutes September 10, 2014 1. Provide new 3D exhibits for the south side of the building and podiums. 2. Provide additional details for the parking structure; the pedestrian access to Palm Canyon and walkway around the parking structure with an exit onto Alejo Road and Indian Canyon. 3. The Engineering Department to provide information regarding the angled parking and two way streets on Indian Canyon. 4. How will the mechanical area be soundproof for the adjacent neighbors? 5. More details on the materials for the exterior of the building. Motion: Commissioner Weremiuk, seconded by Vice -Chair Klatchko and unanimously carried 5-0-2 on a roll call vote. AYES: Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson ABSENT: Commissioner Calerdine, Commissioner Roberts A break was taken at 3:36 pm. The meeting resumed at 3:57 pm. 2B. PALM SPRINGS PROMENADE, LLC FOR AN UPDATE ON EXTERIOR ELEVATIONS OF BLOCK A OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE NORTHWEST CORNER OF ANDREAS ROAD AND PALM CANYON DRIVE, ZONE CBD (CASE 3.3605 MAJ). (DN) 2C. PALM SPRINGS PROMENADE, LLC FOR A REVISED ARCHITECTURAL APPLICATION TO CONSTRUCT A TWO-STORY COMMERCIAL BUILDING ON BLOCK B OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE SOUTHWEST CORNER OF ANDREAS ROAD AND PALM CANYON DRIVE, ZONE CBD (CASE 3.3606 MAJ). (DN) Interim Director Evans provided background information for Building A. Mr. Evans reported that Building B is the middle building that is fully approved as a single -story building with the exception of bringing back architectural details for the Commission. He stated that the applicant has submitted the revised drawings, a new two-story building and an alternate proposal for this site. Associate Planner Newell presented the proposed projects as outlined in the staff report. Chair Hudson opened the public comment portion of the meeting: Planning Commission Minutes September 10, 2014 JOHN WESSMAN, applicant, explained the overall project and the open -space. He requested the opportunity to provide an alternate plan for Block B and does not want to give up approvals he already has. He has worked very hard to move this project forward and has signed leases with major tenants and will accrue large penalties if project is delayed. CHRIS PARDO, Chris Pardo Design, provided an overview of Block A and the new proposed Block B. He said the landscape is a concept in general. Mr. Pardo described the proposed new walkways, railings, the element fins, materials, building height, sun shade study, balcony railings and planter features. With no other appearances coming forward public comments was closed. The Commission requested clarification and/or commented on: -The location of the fin element for Building A seems to divide the the building in half; suggested moving it closer to the end of the building. -The connection between A & B is very solid; however, the connection between B & C looks heavy with lighter architecture. JOHN WESSMAN explained that whole idea from the beginning is these buildings would be built at different times and not look all the same. It is downtown and not a mall; does not have a problem moving the fin by one bay. COMMISSIONER MIDDLETON said that although the process has been very difficult progress has been made. She noted that she was unimpressed with the original Building B; with the new renderings the new roof lines draw Block A and C together more nicely. JOHN WESSMAN commented that they have given the Hyatt an easement to incorporate into the project. The Hyatt will bring it forth for approval. Mr. Wessman clarified that the landscaping will be submitted at a later time to the Commission. ACTION: Determine that the revised exterior elevations fulfill Condition of Approval No. 10 of Planning Commission Resolution No. 6412, as amended: -The fin be moved one bay to the north and the panel is expanded one additional bay. Motion Vice -Chair Klatchko, seconded by Commissioner Lowe and unanimously carried 5-0-2 on a roll call vote. AYES: Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson t: Planning Commission Minutes September 10, 2014 ABSENT: Commissioner Calerdine, Commissioner Roberts ACTION: Approve Bock B, as presented with the condition that the obscured glass is not backlit. Motion: Commissioner Weremiuk, seconded by Commissioner Middleton and unanimously carried 5-0-2 on a roll call vote. AYES: Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson ABSENT: Commissioner Calerdine, Commissioner Roberts PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: Vice -Chair Klatchko thanked Mr. Evans for his assistance during the interim period. PLANNING DIRECTOR'S REPORT: Interim Director Evans provided background information on the original intent of a final Planned Development District for architecture. ADJOURNMENT: The Planning Commission adjourned at 5:09 pm to Wednesday, September 24, 2014, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. Douglas Evans Interim Director of Planning Services rl