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HomeMy WebLinkAbout2015-11-12 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES November 12, 2015 Council Chamber, City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CALL TO ORDER: Chair Klatchko called the meeting to order at 1:41 pm. ROLL CALL: Present This Meeting: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts and Chair Klatchko Absent This Meeting: None Staff Present: Flinn Fagg, Michael Daudt, Marcus Fuller, Terri Hintz, David Newell and Edward 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 6:00 pm on Thursday, November 5, 2015. ACCEPTANCE OF THE AGENDA: Chair Klatchko announced that due to the length of the agenda Items 2C, 4A and 5A have been proposed to be continued. ACTION: Continue Items 2C (Case 5.1327 PD 366), 4A (Case 3.0678 MAJ) and 5A (5.1378 PD 379, ZC 3.3876 MAJ and TTM 36914) to a date certain of November 18, 2015. Motion: Commissioner Calerdine, seconded by Vice -Chair Roberts and unanimously carried on a roll call vote. City of Palm Springs Planning Commission Minutes November 12, 2015 AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko PUBLIC COMMENTS: Chair Klatchko opened public comments: JOHN ALITA, property owner, Palm Springs Country Club, (in reference to Item 2C) spoke in support of the project; however, expressed concern with a proposed road in front of his house and lack of swimming pools and community center. GREG ALVES, property owner, Palm Springs Country Club, (in reference to Item 2C) expressed concern with the loss of views, lack of community center and height of homes. CURT WATTS, property owner, Sunrise Park, spoke in reference to a landscape screening condition imposed by the Commission for the carports at Sage and Mojave Blue Apartments. JUDY DEERTRACK, (in reference to Item 2A) expressed concern with the profound changes to the Museum Market Plaza Specific. CHUCK STEINMAN, (in reference to Item 2A) said the Specific Plan is not clear about the width or design of the Andreas extension and requested residential elements be added to the new hotels. MIKE GUERRA, (in reference to Item 2B) expressed concern that documents were not attached on the website and requested a continuance; opposes another 6-story hotel. FRANK TYSEN, (in reference to Items 2A and 2B) expressed concern with the height of the buildings, narrowing of Palm Canyon, too dense, lack of vacancy, economic and parking studies. He urged the Commission to wait until the new Council is seated. NICKI MCLAUGHLIN, representing the Palm Springs Modern Committee, (in reference to Item 2A) spoke in oppositions to revisions being made to the Specific Plan. EMILY HEMPHILL, legal consul for Wessman Development, addressed public testimony given regarding to the Downtown project (Items 2A and 213). DAVID ZIPPEL, said he does not recall the Planning Commission approving a 3rd story for Block A of the downtown project. MICHAEL JOHNSTON, (in reference to Item 2A) commented about the reduction of 30 feet on Museum Way. 21 City of Palm Springs Planning Commission Minutes November 12, 2015 JOY BROWN-MEREDITH, (in reference to Item 2A) expressed concern with removal of step backs and parking requirements, reduction of sidewalk width; a requested a flag be placed to see the height of the Kimpton hotel. TIM ERKIN, (in reference to Item 2A) encouraged slowing down and suggested spreading out the development and noted that more bike lanes are needed to bring in tourism. CHRIS PARDO, project designer, Downtown Project, provided the dimensions on setbacks, street and sidewalks widths. TIM O'KEEF, (in reference to Serena Park) said that traffic issues are not addressed and requested the Specific Plan be re -opened for further review. -DAVID BRUGEMAN, (in reference to Item 2A) said he was surprised to read about the height that is allowed in the Specific Plan and commented that the hotels fit within these requirements and the city needs to appeal to a new market. There being no further appearances the Public Comment was closed. 1. CONSENT CALENDAR: ACTION: Approve, Items 1 A, 1 B (with changes) and 1 C, as part of the Consent Calendar. Motion: Commissioner Calerdine, seconded by Vice -Chair Roberts and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko 1A. APPROVAL OF MINUTES: OCTOBER 14, 2015 AND OCTOBER 28, 2015 STUDY SESSION MINUTES Approve, as submitted. 1B. MEREDITH R. HYATT & RAUL O. ESCAMILLA'S REQUEST FOR A MAJOR ARCHITECTURAL APPLICATION APPROVAL FOR THE CONSTRUCTION OF A ONE-STORY DUPLEX AT 753 EAST COTTONWOOD ROAD, ZONE R-2 (3.2855- MAJ). (ER) Approve, with changes. City of Palm Springs Planning Commission Minutes November 12, 2015 1 C. WILLIAM BOLLBACH AND MICHAEL CURCIO FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 4,756-SQUARE FOOT RESIDENCE ON A VACANT HILLSIDE LOT LOCATED AT 818 WEST STEVENS ROAD, ZONE R-1-A (CASE 3.3798 MAJ AND 7.1481 AMM). (DN) Continue to a date certain of December 9, 2015. 2. PUBLIC HEARINGS: 2A. CONT'D - APPLICATION BY THE CITY OF PALM SPRINGS TO UPDATE AND AMEND THE MUSEUM MARKET PLAZA SPECIFIC PLAN TO REFLECT PREVIOUS APPROVALS AND MODIFICATIONS, INCLUDING CHANGES TO PERMITTED USES FOR CERTAIN BLOCKS WITHIN THE DEVELOPMENT, CHANGES TO THE MAXIMUM PERMITTED HEIGHT FOR CERTAIN BLOCKS WITHIN THE DEVELOPMENT, REDUCTIONS IN THE OVERALL DEVELOPABLE SQUARE FOOTAGE AND PERMITTED NUMBER OF UNITS, AND OTHER VARIOUS ADMINISTRATIVE CHANGES AND CORRECTIONS (CASE NO. 5.1204 SP A-1). (FF) Planning Director Fagg provided an overview of the proposed update to the Museum Market Plaza Specific Plan. The Commission discussed and/or requested clarification on the changes. Commissioners Middleton, Donenfeld, Lowe and Chair Klatchko disclosed they toured the site. NICOLE CRISTE, Terra Nova Planning, (assisted staff with the preparation of the Specific Plan Amendment and EIR Addendum) provided details regarding Block K-1 and K-2 in the extension of the street. Chair Klatchko opened the public hearing: JUDY DEERTRACK, said it is not the role of the Planning Commission to make changes to the Specific Plan but rather the people; and indicated that no supporting studies have been provided. CHUCK STEINMAN said the Specific Plan is lacking a clear definition of the street widths and view corridors and it would be helpful if is incorporated in the document. STEVEN PRICE, board, Palm Springs Preservation Foundation, requested that the Town and Country Center (T&CC) be removed from the Specific Plan and also requested that the Planning Commission make the same recommendation to the new City Council. City of Palm Springs Planning Commission Minutes November 12, 2015 MIKE GUERRA, said he is skeptical as he looks at the construction of Block A; emphasizing that the Specific Plan needs to be right. ROBERT STONE, questioned why the changes were made to the Specific Plan and encouraged more guidance from the newly elected officials. EMILY HEMPHILL, legal counsel for Wessman Development, said they are in support of the changes to the Specific Plan and pointed -out that an EIR and back-up studies have been approved for the project. FRANK TYSEN, spoke in opposition of Block A and commented about an upcoming lawsuit. There being no further appearances the public hearing was closed. A recess was taken at 3:28 pm. The meeting reconvened at 3:41 pm. Vice -Chair Roberts: • Reduce the maximum number of hotel rooms to 300 rooms. • Maintain the maximum number of residential units at 650 units. • Remove Block K from the specific plan document and come back at a later time with a separate project/specific plan for Block K. • Height of Block B-1 should be no taller than Block B (40') in order to keep the visual break in the development. • Line 300: Remove the term "interim connection". • Line 391: Keep the requirement for maximum mass, as well as the discussion on bulk/massing/human scale on lines 417 and 423. • Line 585: Remove motor scooters and motorbikes as permitted uses; continue to prohibit motorcycle rentals/sales. • Line 587: Allow vintage store, 2nd hand stores. • Page III-13: Stepback requirements are still unclear. • Maintain view corridors, stepbacks. • Pages IVA, IV-2: Don't reduce minimum sidewalk dimension, put in what is actual. Commissioner Weremiuk: • Remove Block K from the specific plan. • A parking study should be provided. • Lines 124-140: Must make findings #1 — #6 for entitlement approvals. • Line 287: Remove "special events, concerts". 51 City of Palm Springs Planning Commission Minutes November 12, 2015 • Line 290: Remove "special events, concerts". • Page 11-7: Doesn't understand how numbers are calculated — supports a reduction in the number of hotel rooms. • Line 554: Supermarket use should be encouraged. • Table 111-1: Consider cannabis uses in the future; require LUP or CUP for vending carts. • Line 584: Allow motor scooters and electric bikes as a permitted use. • Line 587: Allow 2nd hand stores. • Table III-2: Limit height to 17' on E, H-1, H-2, and clarify if that height would include mechanicals. • Table III-3: Need explanation of why maximum massing is being eliminated. • Line 682: Clarification needed on the use of stepbacks or the voids/open airspace at discretion of Planning Commission through Major Architectural Application process. • Page III-20: Remove the 10' limitation for awnings; leave restriction about not extending past the back of curb. • Page III-28: Restrict structures on E, H-1, H-2 to one story in height {except Aluminaire House}. • Comments about EIR Addendum: • Sustainability — 50% of buildings should meet LEED certification. • Recycling should be provided for the residential units. • No discussion of solar. • Traffic study — no discussion of Complete Streets policies, bike access and parking. • Supports Commissioner Donenfeld's recommendation of including building face to building face distance in table; and supports Commissioner Calerdine's recommendation to add view corridor criteria. • Need to stake out the sidewalks and street width and tour site. Commissioner Calerdine: • Document needs an introduction of why the changes are being proposed, list of amendments, and why we're making these changes. • Line 140: Add 7th criterion to address view corridors along Main Street, Andreas. • Page 1-6: Provide an explanation as to the change in acreage. • Line 182: Expand the discussion of the change in height to include the switch between Blocks B & E, amend Line 185. • Line 301: Also reference the view of the mountain {This important vista...}. • Line 308: Add language that Andreas Road will also provide a view of the mountain. • Line 364: Oppose the reduction of hotel rooms; supports deferral of AC Marriott, also supports market analysis to justify future hotel rooms — the number of hotels should be limited, not the number of units. 61 City of Palm Springs Planning Commission Minutes November 12, 2015 • Table III-2: Should include setback from back of curb (property line) to face of building in addition to stepback requirements. • Section IV should include discussion of Andreas Road (including streetscape requirements). • Page IV-3: Extension of Main Street through Block K should be identified as "potential". Commissioner Middleton: • Dubious of eliminating Block K, but strong and vigilant of "substantial completion" before any action on K-1, K-2. • Block K-1, K-2: Need to see Tribe's plans before determining development plan; Town & Country will be a link, favors restoration and re -use of Town & Country. • Move forward with residential units. • The specific plan needs clarity in the width of streets and view corridors. • Supportive of the reduction in hotel rooms, but not a 50% reduction (25% reduction would be appropriate). • Line 287: Strike the term "special events, concerts" if redundant, but not if prejudicial. Commissioner Donenfeld: • The specific plan needs to specify width of streets, view corridors. • Need to include a table that discusses the distance from building face to building face, width of streets, width of sidewalks. • Residential units should be tied to the development of hotel units; require X number of residential units before the next hotel can come online. • Block K should not be eliminated from the plan, but should not be developed until measurable progress is made with development on west side of Palm Canyon. Commissioner Lowe: • Need an economic analysis before approving a reduction in the number of hotel units. Chair Klatchko: • Need guidance from consultant on the appropriate number of hotel units and residential units. • Specific plan document needs to clarify both the setback requirements and the stepback requirements. • Need formal guidance from City Attorney on site visits, contact with developers. 7 City of Palm Springs Planning Commission Minutes November 12, 2015 Director Fagg reported that several items that the Commission is in agreement with can be added to the document and brought back for review for the December 9th meeting. He indicated that other items the Commission is not in agreement may need further study. Commission Weremiuk suggested setting up a subcommittee to work with staff and review the changes. Vice -Chair Roberts requested the changes the Commission made be brought back to them for review. ACTION: To continue to a date certain of December 9, 2015; and set up a subcommittee to review the changes to the document. Subcommittee to consist of: Weremiuk and Calerdine. Motion: Vice -Chair Roberts, seconded by Chair Klatchko and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko A recess was taken at 4:54 pm. The meeting reconvened at 5:05 pm. 2B. CONT'D - PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 6-STORY, 112,862-SQ. FT. RESORT HOTEL CONSISTING OF 142-ROOMS, MEETING SPACE, RESTAURANTS, SPA AND FITNESS CENTER ON BLOCK "13-1" OF THE DOWNTOWN PALM SPRINGS PROJECT LOCATED AT THE NORTHEAST CORNER OF BELARDO ROAD AND MAIN STREET, ZONE CBD (CASE 3.3908 MAJ). (DN) Chair Klatchko reported that no final action will be taken on this item because it is contingent on Museum Market Plaza Specific Plan update. Associate Planner Newell presented the proposed resort hotel as outlined in the staff report. The Commission commented and/or requested details on: • Setback requirements for massing on the side streets (Andreas, Main and Market Street). 81 City of Palm Springs Planning Commission Minutes November 12, 2015 • Number of residential units. • Could a condition be placed that additional development be limited to residential? • Building -to -building widths. Chair Klatchko opened the public hearing: JOHN WESSMAN, Wessman Development, provided background details on the hotel; and spoke about the development plans for the entire project. CHRIS PARDO, project designer, explained the building -to -building widths (setbacks) and heights throughout the entire development. Mr. Pardo described the view corridors, uses, shade study and elevation perspectives. JOHN WESSMAN, said they are willing to restrict the total number of hotel rooms to 450 if the Commission desires and commented on the street corner on Tahquitz Canyon. JUDY DEERTRACK, commented that the CEQA documents that should have been included with this project and spoke about the public expenditure going into this project. FRANK TYSEN, expressed concern with the height and mass of the development; and urged that an economic and parking study be conducted. TIM BRUGEMAN, spoke in favor of this hotel; thinks this hotel will support the downtown corridor and his business. EMILY HEMPHILL, legal consul for Wessman Development, spoke about attracting the tourists for the up-and-coming generation and commented about the funds Wessman has put into this project. There being no further appearances the public hearing was closed. Vice -Chair Roberts requested clarification on the minimum sidewalk widths throughout the development. He commented that projects feels off -balance with all the hotels and very little residential component. Commissioner Donenfeld spoke about the building -to -building widths and said he is not bothered by the "canyon effect". He does not think people will buy downtown residential units. He is inclined to support this and thinks it is a good addition and it makes sense. Commissioner Calerdine said this is an appropriate site for the hotel and wants to move forward. is City of Palm Springs Planning Commission Minutes November 12, 2015 Commissioner Weremiuk commented the findings specify a balance of commercial and residential development that assures an increasing number of residential homes. She expressed concern with 3 hotels together on this comer and cannot support it. Commissioner Lowe said he likes the hotel; however, he would like to get feedback from the City Council because this is significantly different than was approved in 2009. ACTION: To continue to a date certain of December 9, 2015. Motion: Commissioner Lowe, seconded by Commissioner Middleton and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko 2C. PALM SPRINGS COUNTRY CLUB, LLC, FOR A GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT DISTRICT IN LIEU OF ZONE CHANGE, MAJOR ARCHITECTURAL APPLICATION AND TENTATIVE TRACT MAP FOR THE REDEVELOPMENT OF APPROXIMATELY 125-ACRES OF PREVIOUSLY DISTURBED VACANT LAND FOR 137 ATTACHED RESIDENCES, 292 DETACHED RESIDENCES, STREETS, PRIVATE OPEN SPACE AND PUBLIC PARK LOCATED NORTH OF VERONA ROAD, EAST OF FARRELL DRIVE, NORTH OF JOYCE DRIVE, EAST OF SUNRISE WAY AND SOUTHWEST OF THE WHITEWATER RIVER WASH, SECTION 36 1 TOWNSHIP 3 1 RANGE 4, AND SECTION 1 1 TOWNSHIP 4 1 RANGE 4 (CASE NOS. 5.1327 PD-366, ZC, MAJ AND TTM 36691). (DN) ACTION: Continue to a date certain of November 18, 2015. Motion: Commissioner Calerdine, seconded by Vice -Chair Roberts and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko 3. UNFINISHED BUSINESS: 3A. PALM SPRINGS PROMENADE, LLC FOR REVIEW OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LANDSCAPE, HARDSCAPE AND LIGHTING, AS REQUIRED BY PROJECT CONDITIONS OF APPROVAL, GENERALLY LOCATED NORTHWEST TAHQUITZ CANYON WAY AND PALM CANYON DRIVE (CASE NOS. 5.1290 PD-361, 3.3605 MAJ, 3.3606 MAJ, 3.3607 MAJ, 3.3785 MAJ). (DN) 101 City of Palm Springs Planning Commission Minutes November 12, 2015 Associate Planner Newell provided background information on the proposed landscape, hardscape and lighting concepts for the downtown Museum Market Plaza Specific Plan. The Commission asked technical questions pertaining to: • Location and type of bicycle racks. • How will the planters be placed from a pedestrian standpoint? • Has the primary tree to the east side of the Kimpton Hotel (archway) been selected? Commissioner Weremiuk said she was on the subcommittee that reviewed this project and this is a good project and should go forward. She would like to see samples of shade trees on Main Street that are consistent with the trees on Belardo for more shading; and would like to see bike racks. Vice -Chair Roberts questioned if an area on the street should be delineated for a bike path along Andreas, Main and Belardo; and suggested a recycling plan as a part of this project. JOHN WESSMAN, applicant, provided details pertaining to the bicycle locations on the property. TOM DOCZ1, landscape architect, provided details on the overall plant palette, pavement transition and public seating and benches. He described the pedestrian street on Market Street (hardscape materials consisting of pavers, site furnishings, shade structures, lighting, planters and benches) and proposed bike rack locations. ACTION: Approve plans with the following recommendations: 1. Engineering: To incorporate bike lanes on Belardo and bike parking racks into Plan. 2. Site furnishings and lighting to return for review to the AAC and Planning Commission. Motion: Commissioner Weremiuk, seconded by Commissioner Lowe and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko 4. NEW BUSINESS: 111Pa8e City of Palm Springs Planning Commission Minutes November 12, 2015 4A. NEW CHURCH 11 LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO RENOVATE AND MODIFY EXISTING BUILDINGS AND CONSTRUCT A NEW THREE-STORY BUILDING ON AN APPROXIMATELY TWO -ACRE SITE TO OPERATE A 52-ROOM HOTEL LOCATED AT THE NORTHWEST CORNER OF BELARDO ROAD AND BARISTO ROAD (CASE 3.0678 MAJ). (DN) ACTION: Continue to a date certain of November 18, 2015. Motion: Commissioner Calerdine, seconded by Vice -Chair Roberts and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko 5. OTHER BUSINESS: 5A. WOODBRIDGE PACIFIC GROUP ON BEHALF OF PALM CANYON 65, LLC FOR THE DEMOLITION OF AN EXISTING COMMERCIAL SITE TO CONSTRUCT A MIXED -USE PROJECT ON 12.4-ACRES CONSISTING OF (60) SINGLE-FAMILY RESIDENCES ON LOTS AVERAGING 5,136-SQUARE FEET IN SIZE, (20) MULTI- FAMILY RESIDENTIAL CONDOMINIUMS AND APPROXIMATELY 17,872-SQUARE FEET OF COMMERCIAL SPACE LOCATED AT 777 SOUTH PALM CANYON DRIVE (CASE NOS. 5.1378 PD-379, ZC 3.3876 MAJ AND TTM 36914). (DN) ACTION: Continue to a date certain of November 18, 2015. Motion: Commissioner Calerdine, seconded by Vice -Chair Roberts and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts, Chair Klatchko PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: No comments. PLANNING DIRECTOR'S REPORT: Director Fagg reminded the Commission about the upcoming 2016 Public Meeting Schedule. 121Page City of Palm Springs Planning Commission Minutes November 12, 2015 ADJOURNMENT: The Planning Commission adjourned at 7:11 pm to Wednesday, November 18, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. F F—nF agg, AICP Director of Planning Services 13 1