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HomeMy WebLinkAbout2015-11-18 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION ADJOURNED MEETING MINUTES November 18, 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 1:37 pm. ROLL CALL: Present This Meeting: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Vice -Chair Roberts and Chair Klatchko Staff Liaisons: Flinn Fagg, AICP, Director of Planning, Michael Daudt, City Attorney, Marcus Fuller, Assistant City Manager, Terri Hintz, Planning Administrative Coordinator and David Newell, Associate Planner 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 9:00 pm on Thursday, November 12, 2015. ACCEPTANCE OF THE AGENDA: The agenda was accepted, as presented. PUBLIC COMMENTS: Chair Klatchko opened public comments: MIKE GUERRA, (in reference to Item 2A) spoke in support of the development and requested approval. City of Palm Springs Planning Commission Minutes November 18, 2015 STEVE HOFFMAN, (in reference to Item 2A) spoke in favor of the Orchid Tree proposal. FRANK TYSEN, chairman, TREND, (in reference to Item 2A), spoke in support of the Orchid Tree proposal and urged that projects be built according to the rules. ALLEN WORTHY, spoke in opposition of the Downtown project and urged more affordable housing in the city be provided. SETTLE GARVER, (in reference to Item 1A) expressed concern with increased noise and traffic with this development. There being no further speakers the public comments was closed. 1. PUBLIC HEARING: 1A. 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) Associate Planner Newell described the existing development and presented the proposed project. He provided an overview of the development including the phasing plan, access roads and conceptual plans. The Commission commented and/or asked technical questions relating to: • Alternative road to access the CV link route. • Proposed off -site traffic improvements and alignment of streets with existing development. • Height of the mobile homes to the north. • Details on the outreach neighborhood meetings with adjacent surrounding developments. • Concern with gated development. • Phasing and development standards. Associate Planner Newell directed the Commission to page 9 of the staff report and summarized the public benefits for the project. 9M City of Palm Springs Planning Commission Minutes November 18, 2015 Chair Klatchko opened the public hearing: ERIC TAYLOR, applicant, provided details on the history of the golf course, neighborhood outreach meetings, property maintenance, pedestrian and street connectivity and land plan design. Mr. Taylor also described the lot line adjustments, CV link alignment, gates, emergency access roads, building height, design, density and public benefit for the project. A recess was taken at 3:43 pm. The meeting reconvened at 3:57 pm. Chair Klatchko re -opened the public hearing: TONY BARDEN, commended the applicant for going before the HOA's; however, questioned mitigation issues for increased traffic on Whitewater Club Drive. DONNA BUCKINGER, said she would be happy to have this gated -community adjacent to her and likes what has been presented so far. FRED FABRICANT, said there has been no official board action regarding discussion with the applicant regarding property line adjustments and type of fence/wall separating his property. TERI MC COPPIN, appreciates the idea of development; however, expressed concern with the density (including green area in the wash), increased traffic and water usage. JIM RUSH, Four Seasons, general manager, said their community will benefit from this development by getting rid of the blowing sand and motorcycles in the abandoned golf course. BILL BARRY, member, Four Seasons CV Link Committee, spoke in support of Serena Park development; especially, the redirection of the northern CV link through their community and the levy. DENISE JANSSEN EAGER, expressed concern with the density that will severely impact traffic congestion. NORA WILLIAMS, president, Alexander Estates II HOA, said a lot has been done to minimize the impact to their homes; however, she expressed concern that nothing has been codified. KENNETH LEE, does not think this project is low density and the ground coverage should not exceed 35% maximum lot coverage. 3� City of Palm Springs Planning Commission Minutes November 18, 2015 RICHARD PEREYRA, said all the roads are up against Palm Springs Country Club and suggested diverting the road to the outer edge of the property. DEAN WEBER, representing the president of Palm Springs Country Club HOA (phase 1) commented that the developer has been a good neighbor and agreed to what they have asked for. He requested that extreme consideration be given to move this project forward. VICTOR DUFOUR, spoke in support of the General Plan Amendment and the density is low for this development. KRISTY ANDERSON, would like the developer to go back to the original plan to mitigate crime and keep her views. BILL BOWDEN, does not think it will be a great benefit because they will lose the open - space. CHRIS EAGER, concerned with increased traffic and density of the project. FRANK TYSEN, on behalf of ABCD (A Better Community for Development) questioned over -development of the city and the benefits to the community. LES YOUNG, said this development will benefit them from the blowing sand and emphasized that the view is not beautiful. ERIC TAYLOR, applicant, responded to public testimony, stating that they are willing to put in writing to what they have agreed to for the HOA's. There being no further appearances the public hearing was closed. Chair Kfatchko said with the questions from the Commission he's sensing this should come back as a study session for further discussion and suggested each Commissioner submit their questions to the Planning Director. Commissioner Weremiuk suggested framing the study session as to what they would look at when a golf course is being converted into a different use. Commissioner Lowe would the Engineering Department take part in this study session with the numerous traffic concerns. Commissioner Middleton wants to see if it's feasible to extend Barona Road to Gene Autry Trail that would substantially mitigate the traffic heading south in Gene Autry neighborhood. She also emphasized that the developer who has done extraordinary effort reaching out to the community. 41 City of Palm springs Planning Commission Minutes November 18, 2015 The Commission requested the following items: • Letters from the adjacent HOA's stating if they are in support of this development or their concerns. • Full-size exhibits are needed to understand this development. • Provide in writing to the adjacent HOA's what the developer has agreed to do. • Review standards for ways of maximizing placement of the homes on the lots and placement of swimming pools, etc. • Updated plans with revisions made. • Get CVAG's opinion on the CV link. • A comparison of standards with the proposed Small Lot Ordinance. ACTION: To continue to a date uncertain to a study session. Motion: Commissioner Calerdine, seconded by Commissioner Donenfeld 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 five minute recess was taken at 4:52 pm. The meeting resumed at 4:58 pm. 2. NEW BUSINESS: 2A. NEW CHURCH II 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) Associate Planner Newell presented the proposed renovation, partial demolition and construction as outlined in the staff report. The Commission commented and/or asked technical questions pertaining to: • Are the three windows hallways along the Belardo elevation? • How will the tandem parking be used by the hotel guests? • Commend the applicant for a beautiful project that fits well into the neighborhood. • Have the issues been resolved with the AAC in terms of the landscape? • What will happen to the church in the interim? • Has the minimum landscape been defined? A City of Palm Springs Planning Commission Minutes November 18, 2015 RICHARD WEINTRAUB, applicant, stated that they received unanimous support from the surrounding neighborhoods. Mr. Weintraub provided details on the parking, windows along the Belardo elevation, landscaping (including a gray water system to allow very lush, exotic plantings) photovoltaic and restoration of the church. ACTION: Approve, with conditions subject to: The landscape to return to the AAC and Planning Commission (consent calendar) with the inclusion if the gray water system can be installed to provide lush landscaping in the interior and xeriscape on the exterior. 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 3. OTHER BUSINESS: 3A. 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) Planning Director Fagg provided a comparison of the proposed small lot ordinance and the proposed development. TODD CUNNINGHAM, president, Woodbridge Pacific Group, provided details on the site, floor plans, second -floor element, elevations, open -space, and original concept for the trail. Mr. Cunningham addressed the live -work units and parking spaces; noting that the speed limit is 40 miles per hour on Palm Canyon compared to downtown; emphasizing that this area is not walkable and needs to be treated differently. Vice -Chair Roberts commented and/or requested clarification on: Looks like a great project. View impacts. Retail use and public benefit. Director Fagg noted that the Cameron project across the street has live/work units and this would saturate the area where there is not a market. He indicated that staff is in 61, City of Palm Springs Planning Commission Minutes November 18, 2015 support of the commercial space directly on the street and prefers to preserve this pattern. This is not yet a pedestrian friendly area and would prefer to see parking behind the building. Commissioner Donenfeld commented that there is no question that it should be retail and the city is not ready for live/work units. He said the buffer is good but thinks it is squeezing the project and would like to see the streets a little wider and more openness. Commissioner Middleton questioned if the City is looking at a reduction of speed limits in this part of town. She concurred that live/work does not make sense in this area but retail does. She noted that the Cameron project across the street is gated and will be support allowing gates for this project. MICHAEL KASSINGER, commercial real estate broker, commented on live/work units in the city that have mixed -parking. He explained that's it's his opinion that you cannot mix the parking with commercial and residential because it does not work. A complete separation is needed to provide privacy for the residents. Chair Klatchko left the Council Chamber at 6:19 pm. Commissioner Lowe said he was not around when the project across the street was approved in terms of a comparison. He said this is a great project and would like to keep the commercial buildings on front as a continuation of downtown. Commissioner Weremiuk commented on: • Prefers to maintain the street pattern. • Project could be opened up by eliminating two units (i.e. dog park). • Individual gates for houses on Belardo. Commissioner Donenfeld preferred parking in front of the retail because of the speed limit on South Palm Canyon - if the nature of the traffic cannot be slowed down. Commission Lowe prefers with parking on the street but noted if it doesn't work he is agreeable to parking in the front. Commissioner Calerdine thinks the bridge widening will increase the speed on South Palm Canyon. He said in general the parking would be more successful in the front and questioned if there is an option for a frontage road. Vice -Chair Roberts recommended sending this back for the applicant to work with Planning and Engineering staff to resolve the parking issues. City of Palm Springs Planning Commission Minutes November 18, 2015 PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: The Commission wished Vice -Chair Roberts the best as a new member of the City Council. PLANNING DIRECTOR'S REPORT: None. ADJOURNMENT: The Planning Commission adjourned at 6:38 pm to Wednesday, December 9, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. Flinn Fagg, AIC Director of Planning Services a