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Home My WebLink About2015-02-25 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES February 25, 2015 Council Chamber, City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CALL TO ORDER: Chair Hudson called the meeting to order at 1:31 pm. ROLL CALL: Present: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice - Chair Klatchko and Chair Hudson Absent: None Staff Present: Planning Director Fagg, Planning Admin. Coordinator Hintz, Assistant Director of Public Works Khamphou, Associate Planner Lyon, Associate Planner Newell and Principal Planner Robertson 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, February 19, 2015. ACCEPTANCE OF THE AGENDA: Chair Hudson noted his abstention on the minutes of February 11, 2015. ACTION: The agenda was accepted, as presented. Motion Commissioner Middleton, seconded by Commissioner Lowe and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson City of Palm Springs Planning Commission Minutes February 25, 2015 PUBLIC COMMENTS: Chair Hudson opened public comments and with no appearances coming forward public comments was closed. 1. CONSENT CALENDAR: 1A. APPROVAL OF MINUTES: FEBRUARY 11, 2015 ACTION: Approve, as presented. Motion Vice -Chair Klatchko, seconded by Commissioner Middleton and carried 6-0-1 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice -Chair Klatchko ABSTAIN: Chair Hudson. 2. PUBLIC HEARINGS: 2A. O & M HR, LLC (NEXUS DEVELOPMENT CORP.) FOR THE DEMOLITION OF AN EXISTING DEVELOPMENT AND PARKING AREA TO CONSTRUCT "ABERDEEN"; A MIXED -USE PROJECT CONSISTING OF (74) ATTACHED AND DETACHED RESIDENTIAL DWELLINGS, (17) LIVE -WORK UNITS AND APPROXIMATELY 1,568-SQUARE FEET OF RETAIL ON 8.05-ACRES LOCATED AT THE NORTHEAST CORNER OF TAHQUITZ CANYON WAY AND CALLE EL SEGUNDO, ZONE REO AND CU (CASE NOS. 5.1361 PD-375, 3.3820 MAJ AND TTM 36876). (DN) Associate Planner Newell presented the proposed mixed -use project as outlined in the staff report. The Commission asked technical questions pertaining to the project in reference to: • Potential to preserve buildings under historical ordinance; • Calle Alvarado street improvements; • Location of the access points and gates; • Setbacks on Tahquitz Canyon in front of work/live units; • Pre -wire for solar; • Setback requirements for Section 14; • Parking for the cafe and live/work units. 2 City of Palm Springs Planning Commission Minutes February 25, 2015 Chair Hudson opened the public hearing ROB ERES, applicant, Nexus Dev. Corp., said they are not pushing density and height to the maximum. He commented that condition PSP 1. would increase the overall street 12 feet more than what is currently proposed instead they are trying to create an urban development. He requested an action be taken today. CHRIS PARDO, project architect, spoke about Calle Alvarado, setbacks, height, gates and the pedestrian walkway between townhomes. The following persons spoke in favor of the proposed project: TOM ADAMO, property owner, said this project is well below the density requirements and will create jobs; this property can be a trend-setter. AFTAB DADA, read a letter into the record by Harold Matzner, stating that this project is located in the right location where more foot traffic is needed on Tahquitz. Mr. Dada said, as an owner and partner of the Hilton Hotel, they are in full support of the project. JAMES CIOFFI, said this is an exciting new development and implored the design team to try to find a way to integrate the existing buildings into the project. REGGIE CAMERON, said this project speaks to the creativity of artists and is excited to have the mixed -use project at this location. JUAN-MANUEL ALONSO, said it's important to move forward to the future; this project will have a place for artists. ANDY CARPIAC, represents Hard Rock Hotel, said there is a demand for this type of development and encouraged the Commission to see past the skepticism of other speakers. MIGUEL CRIEGO, artist, said this project will open up to the community giving it culture and life. TERRY HASTINGS, artist council board member, praised the development for creating a solid artistic project. He said this would be a great anchor for the artists and community. The following persons spoke in opposition to the project: GARY JOHNS, said the city has a resort lifestyle and does not believe there is the clientele for an urban center. 3 RON MARSHALL, PS Preservation evaluated as a historic resource conducted. City of Palm Springs Planning Commission Minutes February 25, 2015 Foundation, said this property needs to be and requested an environmental analysis be ROBERT IMBER, said that thousands of people come to see the city's heritage of architecture. JUDY DEERTRACK, said the demolition needs to be compared with adaptive historical re -use. ROXANN PLOSS, encouraged the idea of adaptive re -use in regards to the existing buildings. BARBARA MARSHALL, said the plan to demolish this property will injure the city; and encouraged the developer to adaptively re -use the historic resource. DICK BURKETT, suggested the developer come back with a plan as an option to show the study of the adaptive re -use of the Kaptur building. PETER MORUZZI, PS Modern Committee, chair, spoke about letters received from architectural experts and encouraged the Commission to read the letters. DR. MICHAEL MCQUARTER, architect, does not understand why the buildings from good architects are torn down. FRANK TYSON, said people come here because they like the historic architecture; thinks this project needs substantial work and a full impact study. HUGH KAPTUR, architect, commented that developers come from big cities with projects that change the environment and village of Palm Springs and requested these buildings be preserved. ROB ERES, applicant rebuttal, thanked all the public that spoke; and clarified that the Aberdeen project will have 2 car garages as well as driveway parking for 2 vehicles, unlike the Morrison project. There being no further appearances the public hearing was closed. Chair Hudson commented that providing space for artists in the city is admirable; however, he questioned the appropriateness of the site; there is very little flexibility to have larger retail businesses along this frontage. Vice -Chair Klatchko noted the community concern about adaptive re -use and asked the developer if they re -thought keeping the buildings. rd City of Palm Springs Planning Commission Minutes February 25, 2015 Chris Pardo said they looked at many options and none were economically viable. Commission Roberts commented that this is a good project - it's attractive and fits well in the area. However, he is struggling with the project because the zoning mix is very complex. The R-1 zoning is not allowed in this area and does not fit anywhere. It feels overly dense for single-family houses. He does not see the public benefit given for the relief that will be granted for this project. He expressed concern with the live/work units because of the lack of parking in the busy corridor. He would like to send this project back to look at the density and suggested one public benefit could be reconditioning an existing building and contribute to the character of the city. Commissioner Middleton said she likes what this project does away from Tahquitz but does not see the public benefit for the relief given. She is most impressed with the connection created by the Calle Alvarado extension from Tahquitz to the Convention Center and would like to see a 2-way street. She would like to see the Kaptur buildings preserved. She said the 6' setback on Tahquitz is very crammed with tight spaces. She appreciates the setbacks on Andreas and would like to see the project pushed back from Tahquitz to create more space. Commissioner Calerdine congratulated the design team and asked questions in reference to the roof deck space. He questioned if some of the live/work units could be brought around the corner on El Segundo and Tahquitz to allow some preservation of existing buildings. He preferred to see Calle Alvarado as a full use street, vehicular gates (parking will be used when conventions are in town) and agreed that a degree of building preservation should be maintained. Commissioner Lowe expressed concerns about parking on the live/work space on Tahquitz Canyon. He agreed that Called Alvarado would work better as a two-way street. Rob Eres said they are open to having Calle Alvarado as a two-way street and respectfully requested for an action on this project. Chair Hudson commented that the most important thing about this project is the preservation of at least a portion of the buildings. He expressed concern with the setbacks on Tahquitz Canyon and thinks this is one location in the city that can handle high density if it were done in a more creative way. Commissioner Weremiuk spoke about the Section 14 design guidelines and the importance of the Tahquitz Canyon presence. She expressed concern with the setbacks and viability of the live/work units, and would like to see more community public benefit. She noted that one public benefit could be the preservation of one of the Kaptur buildings. 5 City of Palm Springs Planning Commission Minutes February 25, 2015 Commissioner Roberts said that he does not a have problem and made the following motion. ACTION: To continue to a date uncertain to allow the applicant to work with staff in making the following modifications to the project: • Density / height - justification. • Distance between buildings - 10 feet. • Calle Alvarado - a two-way street. • Viability of live/work (configuration) • Public benefit - (preserve and consider study) • Solar panels. • Consider live/work units on side streets. Motion Commissioner Roberts, seconded by Commissioner Weremiuk and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson Commissioner Calerdine noted that the Tribe's conservation plan fees were dropped and requested staff look into applying the CVMSHCP fees. A recess was taken at 3:38 pm. The meeting resumed at 3:47 pm. 2B. 750 LOFTS, LLC FOR A MIXED -USE HOTEL DEVELOPMENT ON A 1.13-ACRE PARCEL LOCATED AT 750 NORTH PALM CANYON DRIVE ZONE C-1 / R-3 / PD 104 / RESORT COMBINING ZONE / LAS PALMAS BUSINESS HISTORIC DISTRICT (HD-1) (CASE NOS. 5.1350 PDD 374 / GPA / CUP AND 3.3795 MAJ). (KL) Associate Planner Lyon provided an overview of the proposed mixed -use hotel as outlined in the staff report. The Commission asked further clarification on issues relating to: • Capture rates for valet parking at the Colony Palms. • Parking survey to determine the whether the rest of the Uptown area is adequately parked. Reciprocal parking agreement with Colony Palms for the existing 750 lot. n City of Palm Springs Planning Commission Minutes February 25, 2015 Chair Hudson opened the public hearing JAMES CIOFFI, project architect, provided additional information regarding the parking, crosswalk, architectural drawings, grade change across the site, and building elevations. MARVIN ROOS, MSA Consulting, requested removal of engineering conditions #2 and #8 asking for additional dedication and #29 a requirement to pay flood control fees - this would be worked out with Engineering staff. WALTER HARK, Movie Colony Hotel, owner, spoke in favor of this project; does not have a problem with the height or setbacks. He likes the passage ways and the interesting architecture fits the modernism concept of Uptown. DOUG JONES, spoke in favor of the proposed project TEE JONES, spoke in favor of the project. DAVID DOYLE, resides in Movie Colony, read a letter by William Wicom, expressing opposition to the project citing concerns with the lack of parking, amplified roof -top music and obstruction of mountain views. GARY JOHNS, spoke in support of the project. DAVID JONKLEINTL, read a letter on behalf of MICHAEL BECKMAN, in support of the project and spoke on his own behalf in support of the project. SARA FRITH, resides in Movie Colony, spoke in opposition of the proposed project. ROXANN PLOSS, spoke in opposition of the proposed project. STEVEN SIMMS, Go Bike USA, requested bike paths, better sidewalks and slowing down the traffic on. Palm Canyon and Indian Canyon because these streets are a hazard for cyclist and pedestrians. DR. MICHAEL MCQUARTER, spoke in favor of the project. JUDY DEERTRACK, spoke in opposition of the proposed project. SCOTT SEIBERLING, spoke in opposition of the proposed project. City of Palm Springs Planning Commission Minutes February 25, 2015 FELIPE CASTANADA, Los Arboles Hotel, owner, spoke in opposition of the project citing concerns with blocking views, height and density. He requested story poles be placed on the site for more than several hours and the lack of public noticing for the project. FRANK TYSEN, spoke in opposition of the project. JAMES CIOFFI, said that this project will add vibrancy to the neighborhood and at least 30 added cars could be parked in the lot using valet parking. There being no further speakers the public hearing was closed. Commissioner Weremiuk expressed concern with the retail portion; it does not appear to be the right fit for the frontage on Palm Canyon. Commissioner Middleton spoke in support of the project - it is well designed for this difficult site. She expressed concern with the parking and lack of public benefit - she requested a condition be added to have the photovoltaic system installed. Commissioner Weremiuk has concerns with the potential for noise from the rooftop bar, lack of shade structures on Palm Canyon and height. She requested the landscape plan return for review citing concerns with the proposed use of thorny plants near sidewalks. Commissioner Roberts said he likes how this project opens up on Indian Canyon; however, he is struggling with the under -parking and density. He suggested removing one floor or moving it back from the sidewalk. Chair Hudson commented that this site cannot solve all the parking problems of Uptown; this is a district -wide issue that needs separate study by the City. He thinks the building steps back adequately from Indian Canyon and likes the pathways with landscaping through the parking lot. He said the biggest issue is the rooftop use which can be mitigated by limiting decibel levels or designing architectural sound screens. He said buildings in the Historic District have many variations in height and this is what makes the district successful. He agrees with the bicycling hazards on Indian Canyon and would like to see further study of Indian Canyon Drive including median and pedestrian amenities along the entire street. Commissioner Lowe concurred with Chair Hudson and said it would be a tremendous improvement to the neighborhood. He expressed concern with rooftop noise and recommended adding mitigation measures. E City of Palm Springs Planning Commission Minutes February 25, 2015 Commissioner Weremiuk expressed support for the project because it adds hotel rooms and more people to the district who will support the businesses in the area. ACTION: To approve subject to conditions as amended: • The rooftop bar shall comply with City Noise Ordinance for residential uses and those limits should be included in the conditions. • Land Use Permit required for outdoor dining. • Land Use Permit required for rooftop bar including noise mitigation measures. • Validated valet parking system with site plan showing proof of added parking capacity on site in parking lot drive aisles. • Install the photo voltaic system as an aspect of public benefit, not simply pre - wire. Motion: Commissioner Calerdine, seconded by Commissioner Middleton and unanimously carried on a roll call vote AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson 3. NEW BUSINESS: 3A. WOODRIDGE PACIFIC GROUP, LLC REQUESTS FOR A MAJOR ARCHITECTURAL APPROVAL FOR THE CONSTRUCTION OF 40 SINGLE-FAMILY RESIDENTIAL HOMES ON APPROXIMATELY 20-ACRE VACANT PARCEL LOCATED AT 665 WEST RAMON ROAD; ZONE R-1-C (CASE NO. 3.3802-MAJ). (ER) Principal Planner Robertson presented the proposed project as outlined in the staff report. TODD CUNNINGHAM, Woodbridge Pacific Group, president, provided details on the project. The Commission questioned and/or commented on: • The paseo connection. • The glass garage doors. • The structure of the shed roof. • Add a condition that gates are prohibited. ACTION: Approve subject to conditions, as amended: 4 City of Palm Springs Planning Commission Minutes February 25, 2015 • Gates are prohibited for this project including the paseo. Motion Commissioner Roberts, seconded by Commissioner Lowe and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk, Vice -Chair Klatchko, Chair Hudson PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: No comments. PLANNING DIRECTOR'S REPORT: Director Fagg reported that a study session is anticipated on March 11, 2015. ADJOURNMENT: The Planning Commission adjourned at 5:47 pm to 1:30 pm on Wednesday, March 11, 2015, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. F�� (7 Flinn Fagg, AICP Director of Planning Services 10