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HomeMy WebLinkAbout2016-01-13 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES January 13, 2016 Council Chamber, City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CALL TO ORDER: Chair Klatchko called the meeting to order at 9:06 am ROLL CALL: Present This Meeting: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk and Chair Klatchko Absent This Meeting: None Staff Present: Flinn Fagg, Michael Daudt, Terri Hintz, Savat Khamphou, Glenn Mlaker, David Newell, REPORT OF POSTING OF AGENDA: The agenda was posted 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, January 7, 2016. ACCEPTANCE OF THE AGENDA: Commissioner Weremiuk suggested Items 2A and 2B be continued. Chair Klatchko noted that his abstention on the minutes of November 18th. The agenda was accepted, as presented. PUBLIC COMMENTS: Chair Klatchko opened public comments: Planning Commission Minutes City of Palm Springs January 13, 2016 ROBERT STONE, spoke in support of Item 1 B and requested clarification on the Commission not being able to communicate with members of the public. JUDY DEERTRACK, expressed concern with prohibition of the Commission communicating with the public about projects coming before them. TERRI MC COPPIN, said there are a lot of issues with the downtown promenade and expressed concerned about the density of the Serena Park project. RONALD HERISKO spoke in reference to Items 2A and 213, thinks the entire project should be suspended until the investigation by the FBI has been completed. BARBARA BEATY, spoke in reference to Item 2A and 213, expressed concern about an unhealthy relationship with staff and developers; noting that the development is nothing that was envisioned for the mountains. EMILY HEMPHILL, legal representation for Wessman Development, clarified that the exparte communication applies to developers as well as the general public. Ms. Hemphill requested the Commission consider Item 2B which is a modification to an approved project. DAVID ZIPPEL, spoke in reference to Items 2A and 213, urged the Commission to hold off on any further approvals until independent parking, traffic and economic studies be completed. MICHAEL BRAUN, addressed public testimony regarding the vacancies at the Wessman property behind the Welwood Library and indicated that economic and parking studies have been conducted for the Downtown project. MEGAN LAMER, spoke in reference to Item 3A (on behalf of the owner), expressed concern with a window on the northern side facing the neighbor's house. JOHN WESSMAN, applicant for Items 2A and 213, provided details on the inception of the Specific Plan and environmental studies conducted for the development. FRANK TYSEN, said the entire downtown project needs to be shut down. JOY BROWN-MEREDITH, feels misled about some issues with the development going on; noting that with proper communication this could have been avoided. TONY AGUILAR, spoke about the importance of transparency and thinks this will happen with the new mayor and council. JANICE SMITH, said there seems to be a frantic need to rush the plans for downtown; she urged a moratorium to stop the development. 2 1 P a g e Planning Commission Minutes City of Palm Springs January 13, 2016 TIM ERKINS, suggested slowing down the construction and creating something where people want to stay. There being no further comments public comments was closed. 1. CONSENT CALENDAR: ACTION: Approve Items 1A and 1 B as part of the Consent Calendar. 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 1A. APPROVAL OF MINUTES: NOVEMBER 12, 2015, NOVEMBER 18, 2015 AND DECEMBER 9, 2015. Approve, as presented (noting Chair Klatchko's abstention on the November 18, 2015 minutes). 1 B. BRIAN AND LISA EBERHART FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 2,313-SQUARE FOOT, SINGLE-FAMILY RESIDENCE ON A VACANT HILLSIDE LOT LOCATED AT THE SOUTHWEST CORNER OF CARDILLO AVENUE AND CABRILLO ROAD, ZONE R-1-C (CASE 3.3922 MAJ AND 7.1487 AMM). (DN) Approve, as presented. 2. PUBLIC HEARINGS: 2A. PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 7-STORY, 131,174-SQ. FT. RESORT HOTEL CONSISTING OF 175-ROOMS, MEETING SPACE, RESTAURANTS, SPA AND FITNESS CENTER ON BLOCK "B-1" OF THE DOWNTOWN PALM SPRINGS PROJECT LOCATED AT THE NORTHEAST CORNER OF BELARDO ROAD AND MAIN STREET, ZONE CBD (CASE 3.3908 MAJ). Planning Director Fagg provided background history of the proposed development. 3 1 P a g e Planning Commisslon Minutes City of Palm Springs January 13, 2016 Commissioner Weremiuk thinks it would be best to defer this project until the City Council has concluded their deliberations and does not feel comfortable moving forward at this point. She made the following comments: • Will the height for a hotel be increased from 60 feet to 75 feet. • Downsizing Parcel G from 60 feet to 40 feet. • Increase stepbacks and setbacks to allow for view corridors. • Parking sufficiency concerns. • If parking gets allocated for various projects - valet issues. • Parking impacts from Hyatt hotel. • This approval would become a final entitlement. Commissioner Lowe said the City Council is taking a serious look at the Specific Plan, the process and vision for the City. He suggested the public should be allowed to comment and then the Commission could discuss it and then make a decision. Commissioner Donenfeld said he thinks it's a good idea to postpone but not shut this project down. He noted the Commission's role in reviewing the Major Architectural Application is to ensure it's compliance with the current Specific Plan in place and questioned the height restrictions. He feels the Commission is premature is passing this amendment today. Commissioner Middleton spoke in favor of delaying the vote on this project. Chair Klatchko suggested allowing the developer and public to provide comments. ACTION: To open the public hearing and continue to a date uncertain. 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, Chair Klatchko Associate Planner Newell provided an overview of the proposed six -story hotel and described the project. Commissioner Weremiuk requested the Guiding Principles in the Specific Plan be provided when this returns for their review. Chair Klatchko opened the public hearing: MICHAEL BRAUN, applicant, Wessman Development, appreciates the comments from the Commission and spoke about the construction timelines for the project. Mr. Braun 4 1 P a g e Planning Commission Minutes City of Palm Springs January 13, 2016 provided details on the reduction in floors, the site plan and location of the hotel on this pad. ROBERT STONE, commented about the building walls blocking all the views and aesthetic issues. JUDY DEERTRACK, expressed concern about reviewing this project while the Specific Plan amendment is under comprehensive review. BARBARA BEATY, commented that the developer wants more hotels because it is profiting the developer. DAVID ZIPPEL, urged the Commission to listen and consider other opportunities. TIM ERKINS, requested flags be placed on the site to see the height of the hotels. FRANK TYSEN, said that independent Iegal counsel is needed and the building needs to be reduced. EMILY HEMPHILL, legal counsel for Wessman Development, stated that Block A and the Kimpton Hotel are not for review before the Commission today and addressed the broad allegations of fraud and corruption. TERRI MC COPPIN, commented that the more that is being built the more it takes away from the charm of the town. JOY BROWN MEREDITH, said the hotel sounds exciting but is concerned that it will take people off of Palm Canyon Drive with no sensitivity to the merchants on the strip. MICHAEL BRAUN, applicant rebuttal, spoke about the construction costs of the development, project approvals and the building envelope. Mr. Braun noted that the biggest problem is that they have an unfinished project that needs to be completed. There being no further appearances the public hearing was closed. Commissioner Calerdine requested to see what the view corridors at the pedestrian level on Main Street when this project returns for their review. Commissioner Weremiuk requested additional information (pending City Council decision for another hotel): • Requested review of the Guiding principles in Specific Plan. • If the Council decides to have another hotel she would like to see the A/C Marriott off the table. 51 Planning Commission Minutes City of Palm Springs January 13, 2016 • Concerned about the view corridors and would like to see view projections including from the museum towards Palm Canyon. • Simulations with an additional setback to enhance the view corridors. • Full parkway measured from the parking cutouts. • Additional simulations for setbacks and step backs from the hotel. • Parking allocation and how will the Hyatt parking will be impacted. • Pedestrian experience - the uses on Market Street are very important. Commissioner Lowe expressed frustration because this project has been piecemeal and it's very difficult to see the final vision for the entire development. Commissioner Calerdine expressed concerned about Market Street and wants to make sure it's a vibrant marketplace. Planning Director Fagg noted that a public hearing notice will go out when this project returns to the Commission. A recess was taken at 11:06 pm. The meeting resumed at 11:18 pm. 2B. PALM SPRINGS PROMENADE, LLC FOR AN AMENDMENT TO A MAJOR ARCHITECTURAL APPLICATION TO MODIFY A PREVIOUSLY APPROVED MIXED - USE BUILDING TO ALLOW RESIDENTIAL USES, ADDITIONAL FLOOR SPACE AND CERTAIN ARCHITECTURAL CHANGES, INCLUDING MODIFIED BUILDING HEIGHTS, ON BLOCK C OF THE MUSEUM MARKET PLAZA (DOWNTOWN PALM SPRINGS) SPECIFIC PLAN, LOCATED ALONG THE WESTERLY FRONTAGE OF PALM CANYON DRIVE, SOUTH OF (NEW) MAIN STREET, ZONE CBD (CASE 3.3607 MAJ). (DN) Associate Planner Newell provided an overview of the proposed amendment. Commissioner Weremiuk made the following comments: • In favor of postponing this project until an action is made by the City Council. • Affordability requirements. • Limit short-term rentals for residential units. • Parking issues. • Not reviewed against the Guiding Principles in the Specific Plan. ACTION: Take public testimony and continue to a date uncertain. Motion: Commissioner Weremiuk and seconded by Commissioner Lowe. 6 1 P a g e Planning Commission Minutes City of Palm Springs January 13, 2016 FURTHER DISCUSSION OCCURRED. Commissioner Lowe concurs with Commissioner Weremiuk to wait until the City Council has finalized the Specific Plan and deals with the final vision for downtown. He said this raises the question if there is sufficient parking for the entire development. Commissioner Calerdine noted that these are two previously approved buildings and building permits may be pulled. He questioned if this merits stopping the two minor modifications. Commission Middleton agrees that the residential portion needs to go for review to the City Council and she is potentially supportive of the 6 ft. increase in height for the retail building. Chair Klatchko shared Commissioner Calerdine's comments and does not want to stop all action to a previously approved development and would like to consider it. Commissioner Lowe pulled his second motion and MOTION DIED FOR A LACK OF A SECOND. The Commission asked for clarification on the allocation for the parking spaces on the commercial and residential without having the valet requirement_ Chair Klatchko opened the pubic hearing: JOHN WESSMAN, applicant, Wessman Development, said they need to move forward on Block C and are withdrawing their request to convert to residential and for the two- story building (H & M) and will reduce it to 24 feet. He requested approval of the architectural changes to the building and indicated they need to move forward to meet the construction deadlines. ROBERT STONE, does not think the additional entitlements are appropriate until the Specific Plan is in place. TONY AGUILAR, said the past is the past and urged the Commission to move forward with this project. JUDY DEERTRACK, questioned what the city is trying to achieve with a redline Specific Plan when massive revisions are underway. DAVID ZIPPEL, encouraged this project be deferred to the City Council. EMILY HEMPHIL, legal counsel for Wessman Development, clarified what is before the Commission and commented on the lawsuits filed by the ABCD. Planning Commission Minutes City of Palm Springs January 13. 2016 CHRIS PARDO, project designer, described the parking access for the development and on the height increase for the building and architectural elements. MICHAEL BRAUN, Wessman Development, said the project would work better with the additional height and reiterated the importance of the construction timelines for the development. FRANK TYSEN, said the lack of transparency is what is causing a lot of problems. JOHN WESSMAN, said he is only requesting a change in the architecture. There being no further speakers the public hearing was closed. Commissioner Donenfeld said that at the very least we must make sure something is happening along Palm Canyon - it is the heart of our city. This is not a complex issue and supports the request. Commissioner Middleton said she was present at the AAC meeting when the front of this building was discussed and clarified that it was the AAC Members who requested these changes to improve the appearance. She supports approval of the motion. Commissioner Calerdine said he is happy to vote for 28 foot height building. Mr. Wessman explained that the architect believes articulation is better at 28 feet but if there's a problem he will build at 24 feet. ACTION: Approve the building at the height of 24 feet and the revised elevations are in conformance subject to AAC approval. 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 2C. GERGIS YOUSEF FOR A CONDITIONAL USE PERMIT TO MODIFY AND ADD FLOOR AREA TO PROVIDE ADDITIONAL RETAIL SPACE AT AN EXISTING GAS STATION LOCATED AT 2796 NORTH PALM CANYON DRIVE, ZONE C-1. (DN) ACTION: To continue to a date uncertain. Motion: Commissioner Lowe, seconded by Commissioner Calerdine and unanimously carried on a roll call vote. 81 Planning Commission Minutes City of Palm Springs January 13, 2016 AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko 3. NEW BUSINESS: 3A. RIC GRENELL & MATTHEW LASHEY, FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A 3,$57-SQUARE FOOT HOUSE ON A HILLSIDE LOT AND AN ADMINISTRATIVE MINOR MODIFICATION REQUESTING AN INCREASE IN BUILDING HEIGHT LOCATED AT 141 RIDGE MOUNTAIN DRIVE, ZONE R-1-A-H (CASE 3.3921 MAJ). (GM) Associate Planner Mlaker provided an overview of the proposed development. JAY REYNOLDS, architect, spoke about working with the natural terrain of the site and turning the house slightly so that the windows will not face the neighbor. MEGAN LAMER, suggested moving the windows from the north to the east facade to protect the privacy of the neighbor. RIC GRENELL, applicant, said they are the first ones forced to build on the envelope of this site. MICHAEL JOHNSON, said he is sensitive to constraints the owner and spoke in favor of the project. The Commission commented and/or requested clarification on: • The terrain is very difficult to build on and this is a phenomenal project. • Do HOA's have authority to override Planning Commission approval? • Stunning design and difficult terrain to work with. Commissioner Donenfeld said this is a textbook example of what the hillside ordinance is all about and it's a beautiful, well thought-out project. ACTION: Approve subject to conditions. Motion: Commissioner Calerdine, seconded by Commissioner Weremiuk and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commissioner DonenfeId, Commissioner Lowe, Commissioner Middleton, Commissioner Weremiuk, Chair Klatchko 9 1 P a g e Planning Commission Minutes City of Palm Springs January 13, 2016 PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: The Commission commented and/or requested clarification on: The Commission's role of ex-parte communication. Review how other communities have dealt with public open space being converted to a different use. PLANNING DIRECTOR'S REPORT: Director Fagg reported that a study session will be held on January 27th at 11:30 am to discuss the Serena Park development and the AAC study session will be held at 2:00 pm on January 19th. ADJOURNMENT: The Planning Commission adjourned at 1:13 pm to a Study Session on Wednesday, January 27, 2016, at 11:30 am in the Large Conference Room followed by their regular meeting at 1:30 pm in the Council Chamber, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. Flinn Fagg, AICP Director of Planning Services 101Page