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HomeMy WebLinkAbout2020-01-08 PC Meeting MinutesPLANNING COMMISSION MINUTES CITY OF PALM SPRINGS, CALIFORNIA January 8, 2020 Council Chamber, City Hall 3200 East Tahquitz Canyon Way, Palm Springs, California CALL TO ORDER: Vice Chair Moruzzi called the meeting to order at 1:32 pm. ROLL CALL: Present: Donenfeld, Hirschbein, Song, Vice Chair Moruzzi Staff Present: Planning Director Fagg, AICP, Attorney Priest, Administrative Coordinator Hintz, Associate Planner Kikuchi, Engineering Associate Minjares, Associate Planner Mlaker, Principal Planner Newell 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, January 2, 2020. ACCEPTANCE OF THE AGENDA: Hirschbein, seconded by Donenfeld to move Item 2C to the first public hearing item. AYES: DONENFELD, HIRSCHBEIN, SONG, MORUZZI PUBLIC COMMENTS: 1. CONSENT CALENDAR: 1A. APPROVAL OF MINUTES: OCTOBER 10, 2019 AND OCTOBER 23, 2019 October 10, 2019: Donenfeld, seconded by Song to approve minutes, as presented. AYES: DONENFELD, HIRSCHBEIN, SONG, MORUZZI October 23, 2019: Song, seconded by Donenfeld, to approve minutes, as presented. AYES: DONENFELD, HIRSCHBEIN, SONG ABSTAIN: MORUZZI Planning Commission Minutes January 8, 2020 City of Palm Springs 2. PUBLIC HEARINGS: (ITEM MOVED TO FIRST PUBLIC HEARING): 2C. BRANDON MCCURLEY, ON BEHALF OF PARKER PALM SPRINGS, FOR AN AMENDMENT TO PLANNED DEVELOPMENT DISTRICT 58 (PDD 58) TO INCLUDE THIRTY-TWO (32) HOTEL UNITS AND ACCESSORY USES WITH A MAXIMUM HEIGHT NOT TO EXCEED TWO (2)-STORIES, ASSOCIATED PARKING LOTS, AND LANDSCAPING ON THE UNDEVELOPED 3.7-ACRE PORTION OF THE PROPERTY AND A PROPOSED INCLUSION OF A 3.53-ACRE PARCEL CURRENTLY ZONED R-3 INTO PLANNED DEVELOPMENT DISTRICT 58 IN LIEU OF A CHANGE OF ZONE, AT 4200 EAST PALM CANYON DRIVE, ZONE PD (PDD 58)/R-3, SECTION 30 (CASE 5.927 PDD AMENDMENT & CASE 3.2451 MAJ). (NK) Associate Planner Kikuchi presented the proposed amendment to Planned Development District 58, as outlined in the staff report. Attorney Priest addressed calls received by staff reporting that some people did not receive public hearing notices (Tribal land lessees) and provided direction to the Commission. Commissioner Donenfeld said that he would like to hear the people speak and requested those who did not receive a notice to state it during the public hearing. Vice Chair Moruzzi opened the public hearing: DAVID BARON, SBEMP Law Firm, representing the applicant, said the open -space at the Parker site is over 78% with lots of lush gardens. He clarified that this part of the project is valet only and will not be open to the public. They have taken service delivery vehicles off Linden Way and now internalized. The applicant is willing and able to work with staff to improve some of the project conditions. MICHAEL MCDONALD and BRIAN LIBBETT, project architects, provided an overview of the property, building design, massing, site lines, traffic study, vehicular guest circulation, professional studies of sound levels and parking concerns. RICK MILLER, adjacent resident, addressed their own traffic study; and noted that there has been at least one fatality and several traffic accidents at the Seven Lakes intersection. He express concern with increased traffic and noise from this project. JOHN KIRCHDOERFER, said there is confusion between the BIA and staff about the actual process of Public Hearing Notices. He said that they do not send it to the lessees who are the homeowners in this situation. They would like the entrance to Parker Hall moved from Linden Way to Cherokee Way to keep the lights from shining in people's bedrooms. He read a petition signed by the neighbors into the record. 2 Planning Commission Minutes January 8, 2020 City of Palm Springs STEVE HAMLIN, adjacent resident, expressed concern with the 15,000 sq. ft. assembly occupancy, which has a different density than hotel rooms. He requested consideration that this 250-seat event space would increase traffic congestion in the neighborhood. He thinks re -locating entry points to the project will alleviate many of their concerns. JOHN LEONARD, adjacent resident, expressed concern with the proposal to add more rooms and not provide additional parking. He stated that he saw 95 cars parked on Cherokee, Seven Lakes and Linden today. ED STEINWENDER, adjacent resident, said he did not receive a meeting notice. He expressed concerns about traffic and safety. He questioned the use of the restaurant and event space; noting that it will create traffic problems if it becomes open to the general public. PAUL SANDMAN, Canyon Sands resident, questioned if complaint logs have been looked at. He said that there is a tremendous amount of people at the Parker that do not choose to park valet. He said the problems that exist now will continue or be amplified. PETER NIELSEN, resides across the street from Parker, said he received notice of meeting via HOA. He said the height of the exterior hedge facing the residents on Linden Way is not maintained and offers no benefit to the community. He said that the proposed structure is out -of- scale with residential uses and thinks it would be better on Cherokee Way. MALIA DAILY, adjacent resident, spoke to witnessing a bad traffic accident and questioned how many people have to die before something is done. She said the entrance needs to be flipped to Cherokee Way. DAVE TAYLOR, adjacent resident, would like to see a traffic study in the real world situation. He said the simple obvious solution is to have the entrance on Cherokee Way. STEVE SANDER, adjacent resident, said vehicle lights come into his home and homes that face the street. By adding 30-50 valet parking spaces, it will definitely flow into their street. He spoke about traffic noise from laundry trucks late at night, service vehicles and additional building noise. HARVEY LEWIS, Canyon Sands resident, expressed concern with the traffic and noise level issues. He suggested putting the project on hold and start by flipping the entrance from Linden Way to Cherokee Way. RON RICHARDSON, adjacent resident, said that the Parker is not a great neighbor- the trucks and employees are parked on the street and it will get worse. He said the problem is not the 32 hotel units but rather the event center, which creates traffic congestion. He requested the public hearing be re -noticed and thinks the parking spaces should be increased not reduced with a Variance. 3 Planning Commission Minutes January 8, 2020 City of Palm Springs LESLIE BUFFUM, adjacent resident, does not comprehend how this project could be heard if the BIA did not notify 300 neighbors, and questioned how this project will not increase traffic congestion. NORMAND GILSPIE, adjacent resident, questioned if it really mattered if Parker Hall could be built on the northeast or northwest of the property. He said that there could not be a worse location than the proposed one. DOUG HILDEBRAND, Canyon Sands resident, said he has not seen any evidence why the Parker Center could not be relocated on Cherokee Way. He said if it were to be relocated, the impact to traffic safety, noise, lighting, aesthetics and site lines would be substantially mitigated if not eliminated. PAUL BERRY, Canyon Sands resident, said that they lease the land but own their homes and thinks they should have been notified. He thinks the 30 ft. building should be relocated to Cherokee Way. He suggested the valet parking circulation should be moved to the interior of the property that is currently used for golf carts. DAN MORRIS, resides directly across from the proposed building, said that every time Parker has a special event he remains in his house because the security guards will not let him back in. He said that both sides of the street on Linden Way are blocked. HILARY SINCLAIRE, said that she travels morning and night to work and has seen many accidents on Highway 111. She thinks the project will increase the traffic congestion. PETER SIPKINS, Seven Lakes resident, Melody Ranch Neighborhood Organization, president, which consists of Parker Hotel, Seven Lakes and Canyon Sands, said that the neighborhood organization remains neutral with respect towards this development. He said Seven Lakes board has voted to approve the development, as proposed. NANCY GILSPIE, Canyon Sands resident, said Canyon Sands is a truly quiet residential year -around community and their main concern is to keep it this way. BRIAN LIBBETT and MICHAEL MCDONALD, project architects, applicant rebuttal, said this is not an event center or party center. He said their goal is to have a small, intimate high -end resort with only 32 rooms. Mr. McDonald said that occupancy is limited and will not support 250 occupants. Commissioner Hirschbein thanked the residents for coming out. He thanked the Parker design team and questioned if they had any outreach meetings with the neighboring communities. He encouraged that the applicant and the design team provide a neighborhood outreach meeting with Seven Lakes, Canyon Sands and Oasis Resort. He recommended staff attend the meeting, as well. Commissioner Donenfeld said Canyon Sands residents live very close to the Parker 4 Planning Commission Minutes January 8, 2020 City of Palm Springs Hotel. He said they want the Parker Hotel to do well and this is an international destination site. However, they also want the neighboring residents to be comfortable in their homes. It bothers him greatly that the noticing process fell apart. He is not ready to move forward without adequate noticing and proper community input. He spoke in favor of a continuance. Commissioner Song agreed with her fellow Commissioners; noting that most of the public testimony has been from the east side; however, Oasis Resort area was not been represented and should be included. Vice Chair Moruzzi said that he was out at the site and noted that a 30-foot story -pole was erected today and urged the public to see it. He reminded the public that the service delivery area had been relocated from Linden Way to Cherokee Way, thereby, reducing traffic and noise on Linden. In addition, by flipping the project 180 degrees (as suggested in public testimony) the result would be 39 parking spaces being accessed via Linden Way, which would increase traffic there. Commissioner Hirschbein thinks several traffic issues could be mitigated through traffic control. Commissioner Song agrees that this project should be continued and at that point will ask questions about the project. Commissioner Hirschbein urged the applicant to get all the surrounding communities together, address the issues, and come up with a compromise. DUSTIN KREMINS, Parker Organization, said they want to be good neighbors and appreciate the public process. He said they have moved the engineering building off Linden and are committed to working with Planning. He said that given the number of people in attendance he does not see how only one person was only given notice from the HOA. He said the General Manager has met with all three communities. He said Parker is a small -family owned business and is hard on the pocketbook. He says they would work with staff to resolve all pending issues. Hirschbein, seconded by Song to continue to date uncertain. AYES: DONENFELD, HIRSCHBEIN, SONG, MORUZZI A recess was taken at 3:28 pm. The meeting resumed at 3:40 pm. 2A. LINDSEY SAPPINGTON, OWNER, SUITE LIFE PET HOTEL FOR A CONDITIONAL USE PERMIT TO OPERATE AN OVERNIGHT KENNEL FOR DOGS AND CATS ALONG WITH DAY CARE, TRAINING, GROOMING, AND RETAIL SALES WITHIN A 3,245-SQUARE FOOT EXISTING BUILDING LOCATED AT 1243 NORTH GENE AUTRY TRAIL, SUITE #12, ZONE M-1-P, SECTION 5 (CASE 5.1497 CUP). (GM) 5 Planning Commission Minutes January 8, 2020 City of Palm Springs Associate Planner Mlaker presented the proposed overnight kennel facility for dogs and cats as outlined in the staff report. Vice Chair Moruzzi opened the public hearing: LINDSEY SAPPINGTON, applicant, spoke about providing a need to the community to provide a better place for people's pets. She provided details on soundproofing the walls to the building. She said they will have small and large pet areas and have invested in providing turf areas to address the animal waste. There being no further speakers the public hearing was closed. Commissioner Donenfeld noted concerns with the facility not providing an outdoor space for animal waste and allowing dogs to get exercise and sunlight. Commissioner Song said that since the applicant has taken care of the sound issues with the adjacent tenants and has a program that manages the pet waste and welfare of the animals she is in favor of the project. Song, seconded by Hirschbein to approve as submitted. AYES: DONENFELD, HIRSCHBEIN, SONG, MORUZZI 2B. TAHQUITZ CANYON INVESTORS, LLC REQUESTING A TWO YEAR EXTENSION OF TIME FOR A MAJOR ARCHITECTURAL APPROVAL TO REMODEL AN EXISTING MULTI -TENANT COMMERCIAL PROPERTY, INCLUDING THE DEMOLITION OF THREE BUILDINGS, CONSTRUCTION OF TWO MULTI -TENANT COMMERCIAL BUILDINGS AND IMPROVEMENT OF LANDSCAPE AND HARDSCAPE AREAS LOCATED AT 601-789 EAST TAHQUITZ CANYON WAY, ZONE REO OF SECTION 14 SPECIFIC PLAN (CASE 3.4002 MAJ). (DN) Principal Planner Newell provided an overview on the proposed request for the two-year time extension. Vice Chair Moruzzi opened the public hearing: SAM RASMUSSEN, Tahquitz Canyon Investors, LLC, managing member and owner, said they have worked very hard the last couple of years and have spent thousands of dollars on construction drawings. He said they discovered that the engineering department would not be able to issue a permit until they received a demolition permit. He is requesting a two-year time extension that is retroactive to the expiration date and is available for questions. There being no further speakers the public hearing was closed. C.1 Planning Commission Minutes January 8, 2020 City of Palm Springs Commissioner Donenfeld said he was on the architectural subcommittee that reviewed various iterations of the design. He recalled that the applicant was very anxious to move forward and was ready to go with financing in place. He said it is now two years later and does not see much progress has been made. Mr. Rasmussen provided details about viable tenants and said that they are looking at evaluating the construction costs. He provided details on the adjacent theater. Commissioner Song said this project has been challenging and was looking forward in seeing this project come to fruition. She said the applicant has made an investment in submitting plans and getting them through plan check. She agrees with staff that they have made a large investment and even though she is disappointed that there is no construction activity. Commissioner Hirschbein has doubts to the viability of this project. He said that they were previously led to believe there were tenants ready to sign based on their entitlements two years ago. He does not think the applicant has demonstrated the project will be underway within one or two years. He spoke about his experience with securing retail tenants and pointed -out that if you cannot lease space in two years there are serious issues regardless of construction costs. He said based on Criteria 5 and 7 he respectfully cannot vote to extend the project. Commissioner Donenfeld concurred with Commissioner Hirschbein because the applicant was clear with him in previous subcommittee meetings that things were ready to move forward and he needed the entitlements in order to do so. He said based on the lack of construction progress he cannot support the extension. Vice Chair Moruzzi spoke about the Mayor's concern with developments that have not been constructed for many years. He expressed concern with having the site potentially demolished, given that a demolition permit has already been issued, and sitting fenced off for many years, an unfortunately common occurrence in the City. In addition, a demolition fence facing Regal Theater and the main thoroughfare of Tahquitz Canyon Way would be visually unacceptable. Therefore, he is not in support of the extension of time. Commissioner Song concurred with Vice Chair Moruzzi that have the site demolished and vacant with fencing is not appropriate. Hirschbein, seconded by Donenfeld to deny the extension of time request. AYES: DONENFELD, HIRSCHBEIN, SONG, MORUZZI 3. UNFINISHED BUSINESS: NONE. 4. NEW BUSINESS: NONE. Planning Commission Minutes January 8, 2020 City of Palm Springs PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: • Commissioner Donenfeld requested staff provide research on the standard practice for overnight boarding in kennel facilities. • Participation in the Homeless survey count. CITY COUNCIL LIAISON REPORT: PLANNING DIRECTOR'S REPORT: • Appointments to General Plan Steering Committee. ADJOURNMENT: The Planning Commission adjourned at 4:41 pm to 1:30 pm, Wednesday, January 22, 2020, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. In �n a AIC Director of Planning Services 9