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HomeMy WebLinkAbout2015-12-09 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES December 9, 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 1:33 pm. ROLL CALL: Present This Meeting: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk and Chair Klatchko Absent This Meeting: None. Staff Liaisons: Flinn Fagg, Michael Daudt, Marcus Fuller, Terri Hintz, Ken Lyon, Glenn Mlaker, 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. December 3, 2015. ACCEPTANCE OF THE AGENDA: Chair Klatchko proposed Public Hearing Items 2B and 2C be moved to the end of the agenda (following the New Business items). Commissioner Weremiuk requested Item 1 A, 1 C and 1 D pulled from the Consent Calendar for further discussion. The agenda was accepted, as amended. PUBLIC COMMENTS: Planning Commission Minutes City of Palm Springs December 9, 2015 Chair Klatchko opened public comments: FRANK TYSEN, said that the Planning Department recommends approval for all the projects and encouraged the Commission to go very slow on any major decisions to allow the new Council to take a look at what's going on downtown. CURT WATTS, spoke in reference to Item 213 (Museum Market Plaza Specific Plan) suggested that a 30-day minimum rental period be placed on all or a portion of the residential units to create downtown living. There being no further comments the public comments was closed. MICHAEL DAUDT, City Attorney, provided an overview on Ex Parte communications as outlined in the memorandum dated December 7, 2015. 1. CONSENT CALENDAR: ACTION: Approve Items 1 B and 1 E as part of the Consent Calendar. Motion: Commissioner Lowe, seconded by Commissioner Weremiuk and unanimously carried 6-0 on a roll call vote. 1A. APPROVAL OF MINUTES: OCTOBER 28, 2015. ACTION: Approve minutes of October 28, 2015. Motion: Commissioner Donenfeld, seconded by Commissioner Calerdine and unanimously carried 6-0 on a roll call vote. 1 B. CONT'D - 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) Approved as presented. 1 C. DENLAR, LLC FOR A MAJOR ARCHITECTURAL APPLICATION FOR A SINGLE FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 2110 LEONARD ROAD, ZONE R-1-B (CASE 3.3817 MAJ). (KL) 2I Planning Commission Minutes City of Palm Springs December 9, 2015 Commissioner Weremiuk requested clarification on the AAC's recommendations. ACTION: Approve subject to conditions. Motion: Commissioner Donenfeld, seconded by Commissioner Calerdine and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko 1D. MARK TEMPLE REQUESTING A MAJOR ARCHITECTURAL REVIEW FOR A NEW 4,100-SQUARE FOOT HOUSE ON A HILLSIDE LOT; AN ADMINISTRATIVE MINOR MODIFICATION TO INCREASE BUILDING HEIGHT; AND A PARCEL MAP WAIVER REQUEST TO SUBDIVIDE ONE LOT INTO TWO AT 771 LA MIRADA DRIVE, ZONE R-1-A, SECTION 22 (CASE NOS. 3.3914, 7.1489 AMM, PMW 36901). (GM) Commissioners Weremiuk and Calerdine had technical questions regarding this site. ACTION: Approve subject to Conditions. Motion: Commissioner Weremiuk, seconded by Commissioner Calerdine and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko 1 E. ARRIVE HOTEL REQUESTING A SIGN PROGRAM CONSISTING OF ONE MAIN HOTEL SIGN AND THREE SIGNS FOR ACCESSORY RETAIL USES LOCATED AT 1551 NORTH PALM CANYON DRIVE, (CASE 15-004). (FF) Approve, as presented. 2. PUBLIC HEARINGS: 2A. DAVIDSON CAMERON 226, LLC, REQUESTS AN AMENDMENT TO ALLOW HEIGHT INCREASE UP TO 6.6 FEET ON CERTAIN UNITS AT A PREVIOUSLY APPROVED PLANNED DEVELOPMENT DISTRICT FOR A MIXED -USE DEVELOPMENT CONSISTING OF 80 ATTACHED TOWNHOMES, 22 LIVE -WORK UNITS AND 15,000 SQUARE FEET OF RETAILICOMMERCIAL SPACE LOCATED AT 850-990 SOUTH PALM CANYON DRIVE (CASE 5.1056-PDD 314 AMND). (ER) 3� Planning Commission Minutes City of Palm Springs December 9, 2015 Principal Planner Robertson presented an overview of the proposed amendment as outlined in the staff report. The Commission requested clarification and/or commented on: • Are heights governed by underlying zoning relative to PDD's unless the high-rise ordinance applies? • Privacy issues - is there an impact from the rooftop decks to the adjacent units? • Is this the final action? • What impact do the heights have on the intemal/external units (north and part of the west)? (Site sections are included in part of the materials.) Chair Klatchko opened the public hearing: TIM O'GRADY, Davidson Communities, applicant, provided details in reference to the increase in height (rooftop decks and stairway system), section elevations, views from the decks, community outreach and public benefits for the project. BILL POST, thanked the development team for the changes to the wall that borders the Tahquitz Creek and landscape area; and noted several items that have not been addressed. FRANK TYSEN, said something interesting is needed for the community as a public benefit for the PDD. JUDY DEERTRACK, expressed concern with not being able to communicate with the Commissioners. There being no further appearances the public hearing was closed. Commissioner Lowe questioned how the setbacks are measured from the north side that sits on the wash. He asked what is being done with South Palm Canyon to enhance the path. Commissioner Middleton asked what improvements will be done to enhance the Tahquitz Creek Trail. The applicant pointed -out that the trail was approved 5 years after their project was approved. Commissioner Donenfeld noted the site lines would not be affected by the increase in height; however, he questioned if the existing neighborhoods would be affected. Commissioner Weremiuk questioned if there is a community room or swimming pool. Mr. O'Grady described the recreation facility for a meeting space that includes a gym and opens up to a public pool (in addition to private pools). 41 Planning Commission Minutes City of Palm springs December 9, 2015 Commissioner Middleton commented on a memorial that will be placed on the site as part of the public benefit. Mr. O'Grady expressed concern with imposing conditions on the project in which the Flood Control may preclude from completing the development. He expressed willingness for improvements to the Tahquitz Creek Trail. Approve subject to Conditions as amended: ACTION: 1. The applicant shall make a contribution to the Tahquitz Creek Trail improvements the amount shall be determined by staff based on the estimates. Motion: Commissioner Lowe, seconded by Commissioner Calerdine and unanimously carried 6-0 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko 3. NEW BUSINESS: 3A. STANDARD PACIFIC HOMES REQUEST FOR APPROVAL OF FINAL DEVELOPMENT PLANS FOR A PREVIOUSLY APPROVED PRELIMINARY PLANNED DEVELOPMENT DISTRICT 231 TO CONSTRUCT NINETY (90) SINGLE- FAMILY RESIDENCES WITHIN PLANNING AREAS 6 AND 8 OF THE ESCENA PLANNED DEVELOPMENT DISTRICT LOCATED AT 1000 GENE AUTRY TRAIL, ZONE M-1-P/PDD 231. (ER) Principal Planner Robertson presented an overview of the proposed final development plans as outlined in the staff report. Commissioner Weremiuk disclosed that although she resides in the Escena Development and serves on the HOA board; she has confirmed with the City Attorney that there is no conflict. The Commission requested clarification and/or commented on: • Conformity determination to the development standards that were previously approved. • Lot coverage and driveway setbacks are not included. • Include swimming pools in the landscape plan. Commissioner Weremiuk expressed concern about whether the project conformed to lot coverage. 5I Planning Commission Minutes City of palm Springs December 9. 2015 ACTION: Approve as recommended. Motion: Commissioner Donenfeld, seconded by Commissioner Middleton and carried 5-1-0 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Chair Klatchko NOES: Commissioner Weremiuk 3B. SOUTH PALM CANYON, LLC, REQUEST FOR A ONE-YEAR EXTENSION OF TIME FOR A PREVIOUSLY APPROVED MIXED -USE PLANNED DEVELOPMENT DISTRICT CONSISTING OF 125 CONDOMINIUM UNITS AND 39,000-SQUARE FEET OF COMMERCIAL SPACE ON 2.67 ACRE SITE LOCATED AT 440-490 SOUTH PALM CANYON DRIVE (CASE 5.1042 PD 311). (ER) Principal Planner Robertson presented the proposed one-year time extension request. Commissioner Weremiuk commented that they asked in the past to include a letter from the applicant explaining why they have not moved forward in the past year and she does not see it. ACTION: Continue to a date certain of January 13, 2016. Motion: Commissioner Weremiuk, seconded by Commissioner Lowe. Further discussion occurred: Chair Klatchko noted that the applicant has not complied with what the Commission has requested and does not see any efforts in moving forward with this project. Commissioner Lowe expressed concern about extending another time extension after seven years - for a project that may not be viable. He noted a significant amount of activity is going on surrounding this building. ROBERT HERSCU, applicant, said he is committed to this project and it is very important to the downtown area. He stated that they are planning to come back with a reconfigured project of half its size and have spent an inordinate amount of money to get approvals and requested more time to bring back a viable project. Commissioner Middleton noted that if this request is granted they would be coming back 9 months. She said it's time to get this project off the ground and it will be a fundamentally different project. 61 Planning Commission Minutes City of Palm springs December 9, 2015 Commissioner Weremiuk said she was the biggest proponent the last time the Commission reviewed this but with the lack of action this year she feels this has gone on long enough. She withdrew her motion. ACTION: To deny. Motion: Commissioner Weremiuk, seconded by Commissioner Lowe and carried 4-2-0 on a roll call vote. AYES: Commissioner Donenfeld, Commissioner Lowe, Commissioner Weremiuk, Chair Klatchko NOES: Commissioner Calerdine, Commissioner Middleton 3C. CDI VENTURES, LLC, REQUESTING A ONE-YEAR EXTENSION OF TIME FOR A PREVIOUSLY APPROVED PLANNED DEVELOPMENT DISTRICT (PDD 333) FOR THE DEVELOPMENT OF A 200-ROOM HOTEL, 50 HIGH -END RESIDENTIAL UNITS AND A PARKING STRUCTURE LOCATED AT THE NORTHWEST CORNER OF AVENIDA CABALLEROS AND AMADO ROAD, (CASE 5.1132-PD 333) (ER). Commissioner Calerdine noted a property -related conflict of interest and would not be participating in the discussion or vote. Principal Planner Robertson presented the request for a one-year time extension. Commissioner Weremiuk noted that there has been delay because of the land transfer from the Redevelopment Agency and questioned if there is a reclaim provision for the City if this project does not move forward. Commissioner Lowe concurred that this is a valid reason and supports the time extension. ACTION: Approve the one-year time extension. Motion: Commissioner Weremiuk, seconded by Commissioner Donenfeld and carried 5-0-1 on a roll call vote. AYES: Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko ABSTAIN: Commissioner Calerdine. 3D. RECOVERY INNOVATIONS, INC., REQUESTING A MODIFICATION TO THE CONDITIONS OF APPROVAL FOR AN OUTPATIENT BEHAVIORAL HEALTH 71 Planning Commission Minutes City of Palm Springs December 9, 2015 OFFICE, LOCATED AT 2500 NORTH PALM CANYON DRIVE, (CASE LUP 15-038) (FF). Planning Director Fagg provided an overview on the request to modify a condition of approval. JAMIE SELLAR, applicant, provided further details and was available for questions from the Commission. Commissioner Lowe concurred with staff to allow the Planning Department to monitor the applicant's compliance and handle any nuisance issues especially if this business will not open because of the requirement imposed by the Commission. Commissioner Donenfeld was in favor of encouraging the applicant to open this type of mental health facility. He questioned if the conditions of approval would meet their concerns. Commissioner Lowe questioned if 24-hour security monitoring could be imposed. Commissioner Weremiuk said she is not comfortable giving up the ability to request a review and prefers to hold on to it. Commissioner Middleton said she preferred to have the opportunity to review the project but does not want to see it fail because of a condition imposed by the Commission - she will support the request. ACTION: Approve as amended: • Delete the requirement for a six-month review by the Planning Commission. • Add a condition for a six-month review by the Planning Department and provide a report to the Planning Commission consisting of calls for service to the police department. • Add a condition that applicant shall submit an operational plan detailing security procedures and submit to the Police Department for review. Motion: Commissioner Lowe, seconded by Commissioner Middleton and unanimously carried 5-0-1 on a roll call vote. AYES: Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko ABSENT: Commissioner Calerdine A recess was taken at 4:24 pm. The meeting reconvened at 4:40 p.m. 81 Planning Commission Minutes City of Palm Springs Oecember 9, 2015 2B. 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) Director Fagg provided an overview of the proposed changes and noted that the subcommittee met on December 7, 2015 consisting of (Weremiuk and Calerdine) to review the proposed changed and come back with recommendations. Director Fagg summarized the proposed changes discussed in the subcommittee meeting. Chair Klatchko opened the public hearing: TIM ELLIS, PS Resorts, vice-president, they are very concerned with adding another hotel to the overall market place. Mr. Ellis indicated that they are not in support of building the hotel right now but can support it if built at a future date - @ a 62% occupancy or in five years. FRANK TYSEN, commented on a letter from the ABCD attorney recommending that no action be taken today and continue to a future date. JOHN WESSMAN, Wessman Development, commented that the view corridor (building -to -building setback) on Belardo should be 70 feet not 75 feet; and provided details on the view corridors, residential units and building setbacks. TRAE DANIEL, encouraged re -naming the downtown development and noted that there is no over arching vision for what the city wants to become. ROBERT BRUGEMAN, said he had no business from the parade on Palm Canyon (3rd Saturday from Christmas) and requested approval; reiterating the need to attract tourists for high -end retail. EMILY HEMPHIL, legal consul representing the applicant, stated that it's not the numbers of rooms but the product you get with these rooms. Ms. Hemphill addressed the suggested change from the Commission in reference to Block K-1 and K-2. There being no further appearances the public hearing was closed. Commissioner Lowe made the following comments: Planning Commission Minutes City of Palm Springs December 9, 2015 • In the introduction: Commerciallretail with some residential (instead of more residential) needs to be addressed. • Line 24: Why the name change? • Line 152: Is not pedestrian oriented. • Line 354: Indicates too many residential units (650 rooms) - it is physically • impossible and should be reduced. • Chart III-7: Second-hand stores are too or a general description- more upscale is appropriate. • Page 111-30: More helpful to public to have actual photos of actual buildings that have been approved. Commissioner Middleton made the following comments: • Line 308: Should not eliminate "special events/concerts" (so we can have opera in the downtown park) and add: Special Events, Musical Theater. • Line 354: Number of residential units - what is a realistic number of residential units and where will they is located? • Line 355: Hotel Rooms - a 3rd hotel is becoming very problematic in this downtown location. • Block K11K2: Needs to be preserved until clarity from the Tribe is received. Commissioner Weremiuk commented on: • The number of hotel rooms for Phase 11Phase II up to 300 units. • Allow a height increase of 75 feet for the Park Hotel if the Marriott Hotel is not constructed. • Need new planning for Block K11K2. • Encourage residential without destroying public uses - gym, etc. • Sadden about the loss of parking on Palm Canyon. • Open to discussion regarding maximum height on Blocks B, G and A-1; and likes the idea of preserving the view corridors. Commissioner Donenfeld commented on: • How many hotel rooms? How many hotels? How many residential? • Three hotels are too many for the project- two hotels are sufficient. • Limit hotel rooms to 300 and prefers the Park Hotel where it is. • Block K1 and K2: postone until Phase 1 and II are underway. • Increase opportunities for residential. Commissioner Calerdine made the following comments: • Supports the concept of the Park Hotel over the Marriott A/C. • Limit the number of the hotel rooms for the first five years. 101 Planning Commission Minutes City of Palm Springs December 9, 2015 • Supports allowing the increased height for Block B-1. • Amenable to height increase for Block G - if residential with a careful look at how the corridor changes along Andreas. • Block K1 and K2: evaluate if the buildings are feasible for restoration. • What is the cost for the restoration and who will pay? Chair Klatchko made the following comments: • Block K1 and K2: Is the existing language sufficient? Is the proposed language too restrictive? • The number of residential and hotel units are determined by the marketplace. • Page 212 and 313: Proposed height restrictions and final action by the City Council. • Setback on Belardo - ok with 70 feet. Commissioner Lowe left the Council Chamber at 6:33 pm for the remainder of the meeting. ACTION: Approve the Museum Market Plaza Specific Plan Update subject to the Subcommittee finalizing changes and forward to the City Council Council including: • Subcommittee to meet next week to finalize the changes and forward to the City Council. • Block K1 and K2: Keep existing language. Provide new Specific Plan or feasibility of preservation (include some Planning). • Number of hotel rooms: Building permits for up to 300 hotel rooms and 2 hotels may be issued at this time subject to market conditions. Up to 450 rooms at a later phase if there's proof of demand (62% occupancy). • Allow greater height on Blocks D, G and A-1 for residential uses; reduce to 40 feet for commercial uses. • Allow 75 feet on Block B-1. Motion: Commissioner Calerdine seconded by Commissioner Middleton and carried 4- 0-1 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Middleton, Chair Klatchko ABSENT: Commissioner Lowe ABSTAIN: Commissioner Weremiuk. Commissioner Weremiuk stated that she was not sure they were clear enough. 11 Planning Commission Minutes City of Palm Springs December 9, 2015 C. 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 COD (CASE 3.3908 MAJ). (DN) ACTION: Continue to a date certain of January 13, 2016. Motion: Commissioner Donenfeld seconded by Commissioner Middleton and unanimously carried 5-0-1 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko ABSENT: Commissioner Lowe PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: None. PLANNING DIRECTOR'S REPORT: None. ADJOURNMENT: The Planning Commission adjourned at 7:00 pm to Wednesday, January 13, 2016, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. F Inn Fagg, AICP Director of Planning Services 12