Loading...
HomeMy WebLinkAbout2017-07-12 PC Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION MINUTES July 12, 2017 Palm Springs Convention Center, Primrose C 277 N. Avenida Caballeros, Palm Springs, California CALL TO ORDER: Chair Weremiuk called the meeting to order at 1:32 pm. ROLL CALL: Present: Donenfeld, Hirschbein, Lowe, Middleton, Vice Chair Calerdine, Chair Weremiuk Excused: Hudson Staff Present: Planning Director Fagg, Deputy City Attorney Daudt, Planning Administrative Coordinator Hintz 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 5:00 pm on Thursday, July 6, 2017. ACCEPTANCE OF THE AGENDA: Accepted as presented. PUBLIC COMMENTS: JUDY DEERTRACK, noted the importance of the upcoming joint meeting with the City Council and Planning Commission to review the Planned Development District (PDD) recommendations; and noted that the city has been shifting the vision and standards of the General Plan. FRANK TYSEN, thanked the Commission and staff for its work on the PDD recommendations; and noted concern with the older PDD's and getting them in line with the city. 1. CONSENT CALENDAR: 1A. APPROVAL OF MINUTES: MAY 10, 2017 Tabled due to a lack of voting quorum. 2. PUBLIC HEARING: None. Planning Commission Minutes July 12, 2017 City of Palm springs 3. NEW BUSINESS: 3A. TAHQUITZ CANYON INVESTORS, LLC FOR A PROPOSAL TO REMODEL "THE COURTYARD AT PALM SPRINGS" INCLUDING THE DEMOLITION OF THREE BUILDINGS, CONSTRUCTION OF TWO MULTI -TENANT COMMERCIAL BUILDINGS AND IMPROVEMENT OF LANDSCAPE AND HARDSCAPE AREAS AT 601-789 EAST TAHQUITZ CANYON WAY, ZONE REO OF SECTION 94 SPECIFIC PLAN (CASE 3.4002 MAJ). (DN) Planning Director Fagg presented the modifications to the proposed development and recapped the Architectural Advisory Committee's conditions imposed on the project. WILLIAM AZZALINO, project architect, addressed the changes to the main fagade pertaining to the overhang, shading and distance between the buildings. Mr. Azzalino addressed questions from the Commission. TOM DOCZI, landscape architect, described the improvements to the pedestrian landscape and hardscape areas throughout the project including: new pavers, new plant and tree materials, lighting, fire pits, furniture fixtures and water features. Commissioner Donenfeld stated that he is excited to see improvements to a very stale vacant space and can understand the theater is very interested in enhancing this experience. However, he noted concern with the massing and size of the new building especially along Tahquitz Canyon. Mr. Azzalino explained that the new rooflines (except for the building in the center portion) are within 12 inches of the existing buildings and the existing buildings are recessed 5 ft. into the ground. He said they have chosen to be slightly lower than the theater and bank so that these two buildings would remain prominent anchors to the end of the project. Mr. Azzalino said the project is very long and by adding asymmetrical elements to the project, it will create the curb appeal this project needs. He said their intent is to try to get people who have previously ignored the site that has not been previously tenant friendly (dark and below street grade) and has been unleased for many years. Vice -Chair Calerdine questioned if renderings from a street perspective (directly in front of project) are available. Mr. Azzalino explained that you would see a graceful overhang that arches away from them. He directed the Commission to a rendering with the street frontage elevation. Commissioner Middleton said this is an extremely important location and wants to see this project succeed. She is thrilled that someone wants to put a significant investment 2 Planning Commission Minutes July 12, 2017 City of Palm Springs in the renovation of this development. She pointed out that most of the struggle has been around the two new buildings that are going to replace the demolished ones. She questioned why the applicant feels the two new buildings are necessary and thinks the project would be much more attractive without construction of the two new buildings. Mr. Azzalino responded that it would not be will economically feasible to eliminate 15% of the project (20,000 square feet). SAM RUSMUSSEN, property owner, said they purchased this property back in 2003 and put three million dollars into the rear three-story office building (currently 92% occupied). He pointed out that due to the renovation of the project he deliberately vacated the ground floor of the three-story building that was 85% occupied. He explained that they have designed a project that will mix with the community and want to unify the buildings. The new building needs to have glazing because it is designed for retail and restaurant use and not just cookie cutter offices. Commissioner Lowe said the building by itself appears to be massive and questioned if a perspective is available showing the height relative to the other buildings. A recess was taken at 2:51 pm. The meeting resumed at 3:04 pm. Mr. Azzalino provided the rendering elevation from the street fagade showing the side and front view. Commissioner Middleton said initially she had concerns about the viability of this project and noted that the plans looking at the project downward versus the street frontage are dramatically different. She's impressed by what she has heard from the applicant and suggested consideration of solar on the roof of the parking structure. Commissioner Donenfeld said this is a critical location, since it is the gateway to Palm Springs, and thinks some minor changes could be made to the rooflines to make them more subtle and less prominent. He is in favor of sending this to a subcommittee to determine if some changes could be made to make this project to be less visually impactful. Mr. Donenfeld said they should be looking at the rooflines as a potential for the site. Commissioner Hirschbein said he understands the developer's desire to create a visual statement especially since this project is not located downtown. He thinks the most important aspect of this project is that the buildings will raised up to street level. Mr. Hirschbein concurred that the project needs architectural changes and further review by a subcommittee and Planning Commission. Chair Weremiuk thinks many of the issues of the AAC are important and they need to look at the streetscape. She agreed that more works needs to be done on the rooflines and is not comfortable with what she is seeing. She likes the site plan but would like 3 Planning Commission Minutes July 12, 2017 City of Palm Springs see it respect the adjacency of the Kaptur Plaza across the street. She would like to see the shade elements incorporated into the project, as well. Commissioner Hirschbein commented that renderings are needed that accurately portrays what the developer is presenting. ACTION: Refer to subcommittee (Donenfeld, Hirschbein, and Hudson) for further review with final review by the Planning Commission. MOTION: Hirschbein, seconded by Chair Weremiuk, and unanimously carried on a 6- 0-1 roll call vote. AYES: Donenfeld, Hirschbein, Lowe, Middleton, Vice Chair Calerdine, Chair Weremiuk ABSENT: Hudson 3B. REQUEST BY PALM SPRINGS SAFE ACCESS INC. TO APPEAL THE PLANNING DIRECTOR'S DENIAL OF A SIGN PERMIT APPLICATION FOR THE BUSINESS AT 1247 SOUTH GENE AUTRY TRAIL (CASE 17- 056 APP). (FF) Planning Director Fagg provided background information and an overview on the appeal of the sign permit as outlined in the staff report. ROBERT VAN ROO, appellant, said they are asking him to take down a $15,000 sign for a dated sign program document and one of the biggest challenges is competiveness in the marketplace. STEVEN LEDERMAN, property owner, said he would work with the Planning Director to come up with a sign program in four months. He said the main issue is content. Commissioner Middleton pointed out the issue is the outdated sign program and the existing signs do not comply with the existing sign program. She suggested keeping the signs that are currently in place to allow the owners the opportunity to come up with a sign program that conforms to city ordinance. ACTION: Continue to the meeting of November 8, 2017, and direct property owners to submit revised sign program. MOTION: Middleton, seconded by Vice Chair Calerdine, and unanimously carried on a 6-0-1 on a roll call vote. 4 Planning Commission Minutes July 12, 2017 City of Palm Springs AYES: Donenfeld, Hirschbein, Lowe, Middleton, Vice Chair Calerdine, Chair Weremiuk ABSENT: Hudson PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: • Upcoming joint meeting with the Planning Commission and City Council. • Development project update • City Council planning items PLANNING DIRECTOR'S REPORT: Update on Architectural Advisory Committee interviews. ADJOURNMENT: The Planning Commission adjourned at 4:20 pm to 10:00 am, Thursday, July 20, 2017, City Hall, Development Services, 3200 E. Tahquitz Canyon Way. fnnSFF: agg, AIC +0 Director of Planning Services 5