Video index
CALL TO ORDER:
The meeting was called to order at 1:40 p.m.
ROLL CALL:
Roll Call: 6 members present, 1 members absent, 0 members excused.
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 p.m. on Friday, June 8, 2007.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted with no changes.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments:
-Roxann Ploss, Palm Springs, spoke in favor of Item 9, complimented the applicant for her efforts with the community outreach and stated concerns with the setbacks.
-Juan S. Duran, Palm Springs, spoke in reference to Item 9, stating concerns with the water supply.
-Jim Bartlett, Palm Springs, available for questions on Item 3, Case 5.1037 PD 309.
-Jim Dunn, Convention Center, spoke in favor of Item 9, stated a study was conducted and thisi city came in last place for convention center rooms; reiterated the need for a high-quality service hotel in close proximity to the convention center.
-Mary Joe Ginther, Director of Tourism, spoke in favor of Item 9; emphasized the benefits to the city with this project providing high-quality rooms.
There being no further comments, Public Comments was closed.
CONSENT CALENDAR:
Commissioner Hutcheson noted his abstention on Items 2B and 2C due to a business related conflict of interest.
Commissioner Scott noted his abstention on Item 2A.
Commissioner Caffery noted his abstention on Item 2A.
Motion to To approve, Items 2A, 2B and 2C as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention on Item 2A. Commissioner Scott’s abstention on Item 2A. Commissioner Hutcheson’s abstention on Items 2B and 2C.) Moved by Vice Chair Hochanadel, seconded by Scott.
Vote to To approve, Items 2A, 2B and 2C as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention on Item 2A. Commissioner Scott’s abstention on Item 2A. Commissioner Hutcheson’s abstention on Items 2B and 2C.) (Approved)
2A. Draft Minutes of April 25, 2007.
Approved, as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention and Commissioner Scott’s abstention.)
2B. Case 5.1139 CUP / 5.1140 CZ - Draft resolutions of denial for Spencer Recovery
Center, Inc. for a Change of Zone from C-1 to R-3 and a Conditional Use Permit.
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson’s abstention.)
2C. Case TPM 34888 - An application by Brian Buchan requesting to waive the requirement
for a parcel map and a request for a Certificate of Compliance to be issued and
recorded, to subdivide one parcel into two parcels located at 1189 Tamarisk Road,
Zone R-1-C, Section 11, APN: 507-262-004. (Project Planner: Bryan Fernandez,
Assistant Planner).
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson’s abstention.)
MISCELLANEOUS:
3. Case 5.1037 PD 309 - An application by Sherman Associates requesting amendments to
the Final Planned Development conditions to install entry gates and approve changes to
unit mix located at 301 Rosa Parks Road, Zone R2, Section 34, APN: 669-441-013.
(Project Planner: Edward Robertson, Principal Planner)
Bryan Fernandez, Assistant Planner, provided background information as outlined in the staff report dated June 13, 2007.
Commissioner Cohen noted a discrepancy on the first page of the resolution, item ’B’ should read: "No one type shall
comprise
less than 20% of the overall units". Staff agreed the correction will be noted.
Jim Barlett, applicant, reported entry gates would be vital to the project's success due to the recent beating of a security guard only 150 feet away from this site.
Commissioner Hutcheson disclosed he recently had a meeting with the developer however, this project was not discussed.
Motion to To approve, subject to Conditions of Approval. Moved by Vice Chair Hochanadel, seconded by Caffery.
Vote to To approve, subject to Conditions of Approval. (Approved)
ARCHITECTURAL REVIEW:
4. Case 5.1082 PD 321 / TTM 34165 - An application by Nexus Development on behalf of O
& M La Mancha, LLC, requesting approval for the Final Development plans for the
previously approved PD 321, an 84-unit condominium project, a clubhouse and recreation
areas located at the southeast corner of Avenida Caballeros and Alejo Road, Zone PD
321, Section 14. (Project Planner; Edward O. Robertson, Principal Planner)
Commissioner Hutcheson noted his abstention and would not be participating in the discussion and vote. He left the Council Chamber at 1:57 p.m.
Edward Robertson, Principal Planner, provided background information as outlined in the staff report dated June 13, 2007.
Motion to To approve, subject to Conditions of Approval. Moved by Vice Chair Hochanadel, seconded by Cohen.
Vote to To approve, subject to Conditions of Approval. (Approved)
Commissioner Hutcheson re-enter the Council Chamber at 2:01 p.m.
PUBLIC HEARINGS:
5. Case 5.1145 GPA / ZC / TTM 34938 - An application by Palm Ridge, LLC, for a General
Plan Amendment from L-2 to L-4; a Zone Change from R-1-A to R-1-C, and Tentative
Tract Map 34938 to subdivide the approximately 20-acre land into 34 single-family
residential lots located along the south side of Ramon Road and approximately 275 feet
west of Belardo Road, Zone R-1-A, Section 22. (Project Planner: Edward O. Robertson,
Principal Planner)
Chair Marantz noted a conflict of interest and would not be participating in the discussion and vote. She left the Council Chamber at 2:02 p.m.
Commissioner Hutcheson noted his abstention and would not be participating in the discussion and vote. He left the Council Chamber at 2:02 p.m.
Mike Peroni, Contract Planner, Stantec, provided background information as outlined in the staff report dated June 13, 2007. Mr. Peroni reported a correction on page 22 of the Initial Study, Project Design Features, PD 1-2 and SC 1-1 does not apply and staff has determinted the project is not subject to the architectural review.
Chair Hochanadel noted he owns property nearby and confirmed the distance is more than 500 feet away.
Commissioner Scott requested staff address a finding addressing the availability of water supply. Staff responded the CEQA process now requires the local government look at the issue of long range water supply, as the part of the environmental analysis.
Chair Hochanadel opened the Public Hearing.
-Mike Hutcheson, applicant, Palm Ridge LLC, provided an overview of the project.
-Ed Torres, president of Crafted Land Development, provided further details regarding street width, average lot size and summarized the benefits to the community.
-Lauri Aylaian, on behalf of the board of directors for the Historic Tennis Club Neighborhood Organization, spoke in support of the project.
-Curtis Swan, Palm Springs, concerned with the proposed designation change from L2 to L4.
-Barbara Foster Henderson, Palm Springs, concerned with traffic problems and access to the trail; not opposed to project but would like to see more creativity.
-Ilene Block, Palm Springs, stated she is not opposed to project but provided suggestions for larger setbacks on Ramon Road, a wider pedestrian path and better concealment of the wall.
-Tyler Morgan, Palm Springs, spoke in favor of the project; emphasizing the benefits to the community.
-Randy Heinitz, Palm Springs, spoke in favor of the project and outlined the benefits to the entire neighborhood.
Don Merrill, Palm Springs, noted a discrepancy with the site plan and requested an environmental impact report.
-Dan Nicodemo, Palm Springs, reported inconsistencies with the height and setbacks.
-Blair Alexander, Palm Springs, spoke in favor of the project.
-Ynid Finsten, Palm Springs, spoke in opposition of the project; concerned with high density.
-Bob Metcalf, Palm Springs, spoke in favor of the project; however, he is concerned with the vacant lot next Mac Magruder which attracts homeless people.
-Rob Firth, Palm Springs, spoke in favor of the project and provided the benefits to the city.
-Marshall Roath, Palm Springs, a resident of the Historic Tennis Club Neighborhood and member, spoke in favor the project and stated this development integrates well into the neighborhood; however is not in favor of a gated community.
-Thom Gianetto, Palm Springs, spoke in opposition of the project; requested more time for community involvement.
-Harry Henderson, Palm Springs, spoke in favor of the project; expressing concern for the gates and sidewalk.
-Kenneth Hinsvark, Palm Springs, stated concern with the general plan amendment, additional units built on this site and emergency access to Ramon Road.
-Gary Soto, former planning commissioner, plans to build a home in Palm Springs and urged approval of this project.
-Earl Greenburg, Palm Springs, spoke in favor of the project stating many homes in this area are gated and commended the development team.
-Robert Finsten, Palm Springs, voiced concern with the lot size and the possibility of additional homes built on site.
-Mark Hutcheson, applicant rebutttal, reiterated only 34 home sites are proposed and provided further details on the gated entry for vehicular access and the meandering walkway along Ramon Road.
There being no further comments, the Public Hearing was closed.
Commissioner Cohen requested staff address the concerns of 80 homes being potentially built on this site. Staff responded the 34 proposed homes including streets and retention basins are near the maxiumum which could be built on this site.
Discussion was made regarding rolled curbs and meandering sidewalks.
David Barakian noted pad elevations are higher than the homes the other side of Ramon Road. Commissioner Caffery stated a concern higher with the pad elevations and suggested a larger setback on Ramon Road to resembling more of a park-like environment. The applicant stated their request to to retain the existing curb in which the setback is 20 feet and maintain the native vegetation with a meandering sidewalk.
retain the existing curb in which the setback will be at 20 feet and keep native vegetation with a meandering sidewalk.
Motion to To recommend adoption of the Draft Mitigated Negative Declaration and approval of the General Plan Amendment, Change of Zone and Tentative Tract Map 34938 to the City Council, as amended:
Engineering Condition #19: " . . .
no less than 18 feet and no more than 20 feet
. . ."
Engineering Condition #21: "Construct a 5 feet wide
meandering sidewalk
. . . "
Engineering Condition #30: "Construct a
wedge curb
. . . " Moved by Caffery, seconded by Scott.
Vote to To recommend adoption of the Draft Mitigated Negative Declaration and approval of the General Plan Amendment, Change of Zone and Tentative Tract Map 34938 to the City Council, as amended:
Engineering Condition #19: " . . .
no less than 18 feet and no more than 20 feet
. . ."
Engineering Condition #21: "Construct a 5 feet wide
meandering sidewalk
. . . "
Engineering Condition #30: "Construct a
wedge curb
. . . " (Approved)
Chair Marantz and Commissioner Hutcheson re-entered the Council Chamber at 3:28 p.m.
A recess was taken at 3:29 p.m
The meeting resumed at 3:37 p.m.
6. Case 5.1157 CUP - An application by The Well in the Desert for a Type Two Conditional
Use Permit (CUP) to allow the distribution of food baskets containing groceries to
economically challenged families on Saturdays only between 7:00 A.M. and 10:30 A.M
located at 202 West San Rafael Road, Zone M-1, Section 34, APN: 669-452-040.
(Project Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Vic Gainor, on behalf of the applicant, provided further details pertaining to the new location and the services provided. Mr. Gainor stated the Well in the Desert could not afford to configure the parking lot for the entire building within a 30 day period and requested leniency.
-Roxann Ploss, Palm Springs reiterated the working poor will be the type of people picking-up the food for 3 hours per week; suggested two nearby churches assist in providing a facility.
-Candace Casey, California Development Enterprises, stated they are the developers for the Palermo project and do not feel this would be a negative impact upon their project additionally noting this site is in need of major repairs.
-Vic Gainor, applicant rebuttal, addressed concerns and provided additional information.
The following persons spoke in opposition of the project:
-David Bell, Palm Springs, requested a more appropriate location for this project and additional code enforcement for this area.
-Robert Churchill, Palm Springs, stated this area has high crime and believes this project would exacerbate the problem.
-David Knaus, Palm Springs, stated the area is not industrial and is in need of major repairs; he is not opposted to the organization and suggested more appropriate locations.
-Mark Ingram, Palm Springs, stated there are physical problems with the site and existing behaviorial neighborhood concerns. (submitted 3 letters from absentee homeowners)
-Rick Bernardin, Palm Springs, stated this area is not the appropriate area for food distrubtion which is surrounded by new development.
-Arnold Galvan, Palm Springs, requested a more appropriate location for distrubtion.
-Mario Berardi, Palm Springs, voiced concern with the existing criminal activity in the area and indicated homeless people would exacerbate this problem.
-Gary Covington, Palm Springs, stated he is currently in the process of designing a live/work loft directly across the street from this site and feels there are more appropriate locations.
-Joy Smith, Palm Springs, voiced concern with this location which will result in a decline in home values.
-Jerry Miller, Palm Springs, concerned with criminal activity in this area and indicated this is not the ideal location.
-Ned Phillippe, Palm Springs, expressed concerns with traffic safety, transportation, parking, sidewalks and trash.
-Robin Rancourt, Palm Springs, stated this is not the appropriate location and voiced concern with adequate parking and sidewalks.
-Jose Portillo, Palm Springs, submitted photographs of the site , requested a more appropriate location and encouraged educating people to help themselves.
-Rodell Henshaw, Palm Springs, stated this area has a lot of crime and this project would exacerbate this problem; not the ideal location.
-Robert Martin, Palm Springs, concerned with inadequate parking in this area.
There being no further comments, the Public Hearing was closed.
Chair Marantz noted her concerns with no trash enclosure on the premises, restroom facilities, unsafe streets and health department issues. She could not support this project.
Vice Chair Hochanadel requested engineering staff address any anticipated roadwork for this area. Staff responded this street cannot be widened due to the existing buildings and there are no current plans for re-paving.
Commissioner Caffery noted concerns with the deteriorating commercial complex, overflowing trash receptacles and the dangerous area. Mr. Caffery suggested a use for storage and assembly only and encouraged more locations such as the train station or properties north of the I-10.
Commissioner Cohen noted a more appropriate location would be in an M-1 zone with no surrounding ressidential areas.
Motion to Approve To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*To provide proper permts from the County Health Agency.
*To allow 180 days for re-paving and re-striping of the parking lot.
MOTION WAS LOST DUE TO A LACK OF A SECOND.
Moved by Scott. The motion did not receive a second and was lost.
The Commission and staff discussed the parking improvements for the entire complex (re-paving and re-striping) and building improvements.
Motion to To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*Parking lot to be re-paved and re-striped within 30 days of occupancy.
*Compliance with all Riverside County Health Department requirements.
*Trash enclosure(s) to be brought to compliance within 30 days of occupancy. Moved by Hutcheson, seconded by Scott.
Vote to To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*Parking lot to be re-paved and re-striped within 30 days of occupancy.
*Compliance with all Riverside County Health Department requirements.
*Trash enclosure(s) to be brought to compliance within 30 days of occupancy. (Approved)
7. Case TPM 34771 - An application by Gregg Rapp for a Tentative Parcel Map to subdivide
an approximately 3.73 acre parcel into two lots located on the west side of Southridge
Drive approximately 0.57 miles south of East Palm Canyon Drive, Zone R-1-A, Section 25,
APN: 510-260-029. (Project Planner: Fred Lowndes, Associate Planner)
Fred Lowndes, Associate Planner, provided background information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Marla Van Horn, representing the applicant, provided further details pertaining to the parcels, septic tank requirements and their diligence to meet all the conditions of approval.
-Betty Garber, Palm Springs, requested a postponement of this project to adequately notify neighbors; voiced concern with the mass and height of this project.
-Marla Van Horn, rebuttal, stated the maximum height for this project is 18 1/2 feet.
There being no further comments, the Public Hearing was closed.
Staff re-iterated that hillside areas are brought before Architectural Advisory Committee to review height and privacy concerns.
Motion to To recommend approval of the Tentative Parcel Map 34771, subject to Conditions of Approval. Moved by Scott, seconded by Caffery.
Vote to To recommend approval of the Tentative Parcel Map 34771, subject to Conditions of Approval. (Approved)
8. Case 3.3036 MAJ / LUP 07-025 / TPM 35507 - An application by Destination Ramon West
LLC., for the construction of two commercial retail buildings, parking, landscaping, and
two pads for future buildings as well as an application to subdivide the property located
at the southeast corner of Gene Autry Trail and Ramon Road, Zone W-M-1, Section 20,
APN: 680-170-044. (Project Planner: David A. Newell, Assistant Planner)
David Newell noted the following corrections: D. R. West, LLC. is the applicant and the project title is Gene Autry Plaza. Mr. Newell provided background information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Greg Pettis, representing the applicant, commended staff and stated they are in agreement with the conditions. Mr. Pettis addressed engineering condition #78, page 16, requested confirmation of the use for the bus turn.
-Unice Lovey, Director of Planning for Sunline Transit Agency, stated she met with city staff and is recommending the deletion of the requirement for a bus turn.
There being no further comments, the Public Hearing was closed.
Staff noted that the request to delete the bus turn out is a policy issue between jurisdictions and the transit agency rather than a project by project issue. Staff recommended the condition to remain with the addition of the following wording ". . . unless otherwise waived by the City Engineer".
Vice Chair Hochanadel noted safety concerns for the busy intersection on Ramon Road and is in favor of removal of the bus turn out. David Barakian, Director of Public Works, noted his support of the transit agency’s request to remove the bus turn out.
Motion to To approve Case 3.3036 MAJ (project architecture) and Land Use Permit 07-025, and recommended adoption of the Mitigated Negative Declaration and approval of Tentative Parcel Map 35507 to the City Council, subject to Conditions of Approval, as amended:
*Engineering condition #78 to include additional wording, ". . . unless otherwise waived by the City Engineer".
Moved by Caffery, seconded by Hutcheson.
Vote to To approve Case 3.3036 MAJ (project architecture) and Land Use Permit 07-025, and recommended adoption of the Mitigated Negative Declaration and approval of Tentative Parcel Map 35507 to the City Council, subject to Conditions of Approval, as amended:
*Engineering condition #78 to include additional wording, ". . . unless otherwise waived by the City Engineer".
(Approved)
Mr. Ewing noted the Land Use Permit and the Architectural Approval are final actions and may be appealed to the City Council.
NOTE: Staff recommended a continuance for Item 9 / Case 5.1132 PD 333 to a definite
date due to time retraints.
9. Case 5.1132 PD 333 / 3.3002 MAJ / TTM 35236 - An application by Loft Partners Palm
Springs, LLC., to construct a 200 room hotel, 143 condominiums and a parking structure
on 10.47 acres located at the northwest corner of Amado Road and Avenida Caballeros,
Zone R4 & RGA-8, Section 14 (IL). (Project Planner: Edward Robertson, Principal
Planner) (Continued from the May 23, 2007 Planning Commission meeting.)
Motion to To continue, to a definite date of June 21, 2007, at 2:00 p.m. Moved by Cohen, seconded by Vice Chair Hochanadel.
Vote to To continue, to a definite date of June 21, 2007, at 2:00 p.m. (Approved)
10. COMMISSION WORK PROGRAM:
* Work Program Priorities and Subcommittee Assignments
12. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Caffery requested a study session to discuss large projects.
11. CITY COUNCIL ACTIONS: Update.
13. ADJOURNMENT:
There being no further comments, the meeting adjourned at 5:34 p.m.
Jun 13, 2007 Planning Commission
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CALL TO ORDER:
The meeting was called to order at 1:40 p.m.
ROLL CALL:
Roll Call: 6 members present, 1 members absent, 0 members excused.
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 p.m. on Friday, June 8, 2007.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted with no changes.
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments:
-Roxann Ploss, Palm Springs, spoke in favor of Item 9, complimented the applicant for her efforts with the community outreach and stated concerns with the setbacks.
-Juan S. Duran, Palm Springs, spoke in reference to Item 9, stating concerns with the water supply.
-Jim Bartlett, Palm Springs, available for questions on Item 3, Case 5.1037 PD 309.
-Jim Dunn, Convention Center, spoke in favor of Item 9, stated a study was conducted and thisi city came in last place for convention center rooms; reiterated the need for a high-quality service hotel in close proximity to the convention center.
-Mary Joe Ginther, Director of Tourism, spoke in favor of Item 9; emphasized the benefits to the city with this project providing high-quality rooms.
There being no further comments, Public Comments was closed.
CONSENT CALENDAR:
Commissioner Hutcheson noted his abstention on Items 2B and 2C due to a business related conflict of interest.
Commissioner Scott noted his abstention on Item 2A.
Commissioner Caffery noted his abstention on Item 2A.
Motion to To approve, Items 2A, 2B and 2C as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention on Item 2A. Commissioner Scott’s abstention on Item 2A. Commissioner Hutcheson’s abstention on Items 2B and 2C.) Moved by Vice Chair Hochanadel, seconded by Scott.
Vote to To approve, Items 2A, 2B and 2C as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention on Item 2A. Commissioner Scott’s abstention on Item 2A. Commissioner Hutcheson’s abstention on Items 2B and 2C.) (Approved)
2A. Draft Minutes of April 25, 2007.
Approved, as part of the Consent Agenda. (Noting Commissioner Caffery’s abstention and Commissioner Scott’s abstention.)
2B. Case 5.1139 CUP / 5.1140 CZ - Draft resolutions of denial for Spencer Recovery
Center, Inc. for a Change of Zone from C-1 to R-3 and a Conditional Use Permit.
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson’s abstention.)
2C. Case TPM 34888 - An application by Brian Buchan requesting to waive the requirement
for a parcel map and a request for a Certificate of Compliance to be issued and
recorded, to subdivide one parcel into two parcels located at 1189 Tamarisk Road,
Zone R-1-C, Section 11, APN: 507-262-004. (Project Planner: Bryan Fernandez,
Assistant Planner).
Approved, as part of the Consent Agenda. (Noting Commissioner Hutcheson’s abstention.)
MISCELLANEOUS:
3. Case 5.1037 PD 309 - An application by Sherman Associates requesting amendments to
the Final Planned Development conditions to install entry gates and approve changes to
unit mix located at 301 Rosa Parks Road, Zone R2, Section 34, APN: 669-441-013.
(Project Planner: Edward Robertson, Principal Planner)
Bryan Fernandez, Assistant Planner, provided background information as outlined in the staff report dated June 13, 2007.
Commissioner Cohen noted a discrepancy on the first page of the resolution, item ’B’ should read: "No one type shall
comprise
less than 20% of the overall units". Staff agreed the correction will be noted.
Jim Barlett, applicant, reported entry gates would be vital to the project's success due to the recent beating of a security guard only 150 feet away from this site.
Commissioner Hutcheson disclosed he recently had a meeting with the developer however, this project was not discussed.
Motion to To approve, subject to Conditions of Approval. Moved by Vice Chair Hochanadel, seconded by Caffery.
Vote to To approve, subject to Conditions of Approval. (Approved)
ARCHITECTURAL REVIEW:
4. Case 5.1082 PD 321 / TTM 34165 - An application by Nexus Development on behalf of O
& M La Mancha, LLC, requesting approval for the Final Development plans for the
previously approved PD 321, an 84-unit condominium project, a clubhouse and recreation
areas located at the southeast corner of Avenida Caballeros and Alejo Road, Zone PD
321, Section 14. (Project Planner; Edward O. Robertson, Principal Planner)
Commissioner Hutcheson noted his abstention and would not be participating in the discussion and vote. He left the Council Chamber at 1:57 p.m.
Edward Robertson, Principal Planner, provided background information as outlined in the staff report dated June 13, 2007.
Motion to To approve, subject to Conditions of Approval. Moved by Vice Chair Hochanadel, seconded by Cohen.
Vote to To approve, subject to Conditions of Approval. (Approved)
Commissioner Hutcheson re-enter the Council Chamber at 2:01 p.m.
PUBLIC HEARINGS:
5. Case 5.1145 GPA / ZC / TTM 34938 - An application by Palm Ridge, LLC, for a General
Plan Amendment from L-2 to L-4; a Zone Change from R-1-A to R-1-C, and Tentative
Tract Map 34938 to subdivide the approximately 20-acre land into 34 single-family
residential lots located along the south side of Ramon Road and approximately 275 feet
west of Belardo Road, Zone R-1-A, Section 22. (Project Planner: Edward O. Robertson,
Principal Planner)
Chair Marantz noted a conflict of interest and would not be participating in the discussion and vote. She left the Council Chamber at 2:02 p.m.
Commissioner Hutcheson noted his abstention and would not be participating in the discussion and vote. He left the Council Chamber at 2:02 p.m.
Mike Peroni, Contract Planner, Stantec, provided background information as outlined in the staff report dated June 13, 2007. Mr. Peroni reported a correction on page 22 of the Initial Study, Project Design Features, PD 1-2 and SC 1-1 does not apply and staff has determinted the project is not subject to the architectural review.
Chair Hochanadel noted he owns property nearby and confirmed the distance is more than 500 feet away.
Commissioner Scott requested staff address a finding addressing the availability of water supply. Staff responded the CEQA process now requires the local government look at the issue of long range water supply, as the part of the environmental analysis.
Chair Hochanadel opened the Public Hearing.
-Mike Hutcheson, applicant, Palm Ridge LLC, provided an overview of the project.
-Ed Torres, president of Crafted Land Development, provided further details regarding street width, average lot size and summarized the benefits to the community.
-Lauri Aylaian, on behalf of the board of directors for the Historic Tennis Club Neighborhood Organization, spoke in support of the project.
-Curtis Swan, Palm Springs, concerned with the proposed designation change from L2 to L4.
-Barbara Foster Henderson, Palm Springs, concerned with traffic problems and access to the trail; not opposed to project but would like to see more creativity.
-Ilene Block, Palm Springs, stated she is not opposed to project but provided suggestions for larger setbacks on Ramon Road, a wider pedestrian path and better concealment of the wall.
-Tyler Morgan, Palm Springs, spoke in favor of the project; emphasizing the benefits to the community.
-Randy Heinitz, Palm Springs, spoke in favor of the project and outlined the benefits to the entire neighborhood.
Don Merrill, Palm Springs, noted a discrepancy with the site plan and requested an environmental impact report.
-Dan Nicodemo, Palm Springs, reported inconsistencies with the height and setbacks.
-Blair Alexander, Palm Springs, spoke in favor of the project.
-Ynid Finsten, Palm Springs, spoke in opposition of the project; concerned with high density.
-Bob Metcalf, Palm Springs, spoke in favor of the project; however, he is concerned with the vacant lot next Mac Magruder which attracts homeless people.
-Rob Firth, Palm Springs, spoke in favor of the project and provided the benefits to the city.
-Marshall Roath, Palm Springs, a resident of the Historic Tennis Club Neighborhood and member, spoke in favor the project and stated this development integrates well into the neighborhood; however is not in favor of a gated community.
-Thom Gianetto, Palm Springs, spoke in opposition of the project; requested more time for community involvement.
-Harry Henderson, Palm Springs, spoke in favor of the project; expressing concern for the gates and sidewalk.
-Kenneth Hinsvark, Palm Springs, stated concern with the general plan amendment, additional units built on this site and emergency access to Ramon Road.
-Gary Soto, former planning commissioner, plans to build a home in Palm Springs and urged approval of this project.
-Earl Greenburg, Palm Springs, spoke in favor of the project stating many homes in this area are gated and commended the development team.
-Robert Finsten, Palm Springs, voiced concern with the lot size and the possibility of additional homes built on site.
-Mark Hutcheson, applicant rebutttal, reiterated only 34 home sites are proposed and provided further details on the gated entry for vehicular access and the meandering walkway along Ramon Road.
There being no further comments, the Public Hearing was closed.
Commissioner Cohen requested staff address the concerns of 80 homes being potentially built on this site. Staff responded the 34 proposed homes including streets and retention basins are near the maxiumum which could be built on this site.
Discussion was made regarding rolled curbs and meandering sidewalks.
David Barakian noted pad elevations are higher than the homes the other side of Ramon Road. Commissioner Caffery stated a concern higher with the pad elevations and suggested a larger setback on Ramon Road to resembling more of a park-like environment. The applicant stated their request to to retain the existing curb in which the setback is 20 feet and maintain the native vegetation with a meandering sidewalk.
retain the existing curb in which the setback will be at 20 feet and keep native vegetation with a meandering sidewalk.
Motion to To recommend adoption of the Draft Mitigated Negative Declaration and approval of the General Plan Amendment, Change of Zone and Tentative Tract Map 34938 to the City Council, as amended:
Engineering Condition #19: " . . .
no less than 18 feet and no more than 20 feet
. . ."
Engineering Condition #21: "Construct a 5 feet wide
meandering sidewalk
. . . "
Engineering Condition #30: "Construct a
wedge curb
. . . " Moved by Caffery, seconded by Scott.
Vote to To recommend adoption of the Draft Mitigated Negative Declaration and approval of the General Plan Amendment, Change of Zone and Tentative Tract Map 34938 to the City Council, as amended:
Engineering Condition #19: " . . .
no less than 18 feet and no more than 20 feet
. . ."
Engineering Condition #21: "Construct a 5 feet wide
meandering sidewalk
. . . "
Engineering Condition #30: "Construct a
wedge curb
. . . " (Approved)
Chair Marantz and Commissioner Hutcheson re-entered the Council Chamber at 3:28 p.m.
A recess was taken at 3:29 p.m
The meeting resumed at 3:37 p.m.
6. Case 5.1157 CUP - An application by The Well in the Desert for a Type Two Conditional
Use Permit (CUP) to allow the distribution of food baskets containing groceries to
economically challenged families on Saturdays only between 7:00 A.M. and 10:30 A.M
located at 202 West San Rafael Road, Zone M-1, Section 34, APN: 669-452-040.
(Project Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Vic Gainor, on behalf of the applicant, provided further details pertaining to the new location and the services provided. Mr. Gainor stated the Well in the Desert could not afford to configure the parking lot for the entire building within a 30 day period and requested leniency.
-Roxann Ploss, Palm Springs reiterated the working poor will be the type of people picking-up the food for 3 hours per week; suggested two nearby churches assist in providing a facility.
-Candace Casey, California Development Enterprises, stated they are the developers for the Palermo project and do not feel this would be a negative impact upon their project additionally noting this site is in need of major repairs.
-Vic Gainor, applicant rebuttal, addressed concerns and provided additional information.
The following persons spoke in opposition of the project:
-David Bell, Palm Springs, requested a more appropriate location for this project and additional code enforcement for this area.
-Robert Churchill, Palm Springs, stated this area has high crime and believes this project would exacerbate the problem.
-David Knaus, Palm Springs, stated the area is not industrial and is in need of major repairs; he is not opposted to the organization and suggested more appropriate locations.
-Mark Ingram, Palm Springs, stated there are physical problems with the site and existing behaviorial neighborhood concerns. (submitted 3 letters from absentee homeowners)
-Rick Bernardin, Palm Springs, stated this area is not the appropriate area for food distrubtion which is surrounded by new development.
-Arnold Galvan, Palm Springs, requested a more appropriate location for distrubtion.
-Mario Berardi, Palm Springs, voiced concern with the existing criminal activity in the area and indicated homeless people would exacerbate this problem.
-Gary Covington, Palm Springs, stated he is currently in the process of designing a live/work loft directly across the street from this site and feels there are more appropriate locations.
-Joy Smith, Palm Springs, voiced concern with this location which will result in a decline in home values.
-Jerry Miller, Palm Springs, concerned with criminal activity in this area and indicated this is not the ideal location.
-Ned Phillippe, Palm Springs, expressed concerns with traffic safety, transportation, parking, sidewalks and trash.
-Robin Rancourt, Palm Springs, stated this is not the appropriate location and voiced concern with adequate parking and sidewalks.
-Jose Portillo, Palm Springs, submitted photographs of the site , requested a more appropriate location and encouraged educating people to help themselves.
-Rodell Henshaw, Palm Springs, stated this area has a lot of crime and this project would exacerbate this problem; not the ideal location.
-Robert Martin, Palm Springs, concerned with inadequate parking in this area.
There being no further comments, the Public Hearing was closed.
Chair Marantz noted her concerns with no trash enclosure on the premises, restroom facilities, unsafe streets and health department issues. She could not support this project.
Vice Chair Hochanadel requested engineering staff address any anticipated roadwork for this area. Staff responded this street cannot be widened due to the existing buildings and there are no current plans for re-paving.
Commissioner Caffery noted concerns with the deteriorating commercial complex, overflowing trash receptacles and the dangerous area. Mr. Caffery suggested a use for storage and assembly only and encouraged more locations such as the train station or properties north of the I-10.
Commissioner Cohen noted a more appropriate location would be in an M-1 zone with no surrounding ressidential areas.
Motion to Approve To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*To provide proper permts from the County Health Agency.
*To allow 180 days for re-paving and re-striping of the parking lot.
MOTION WAS LOST DUE TO A LACK OF A SECOND.
Moved by Scott. The motion did not receive a second and was lost.
The Commission and staff discussed the parking improvements for the entire complex (re-paving and re-striping) and building improvements.
Motion to To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*Parking lot to be re-paved and re-striped within 30 days of occupancy.
*Compliance with all Riverside County Health Department requirements.
*Trash enclosure(s) to be brought to compliance within 30 days of occupancy. Moved by Hutcheson, seconded by Scott.
Vote to To recommend approval to the City Council, subject to Conditions of Approval, as amended:
*Parking lot to be re-paved and re-striped within 30 days of occupancy.
*Compliance with all Riverside County Health Department requirements.
*Trash enclosure(s) to be brought to compliance within 30 days of occupancy. (Approved)
7. Case TPM 34771 - An application by Gregg Rapp for a Tentative Parcel Map to subdivide
an approximately 3.73 acre parcel into two lots located on the west side of Southridge
Drive approximately 0.57 miles south of East Palm Canyon Drive, Zone R-1-A, Section 25,
APN: 510-260-029. (Project Planner: Fred Lowndes, Associate Planner)
Fred Lowndes, Associate Planner, provided background information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Marla Van Horn, representing the applicant, provided further details pertaining to the parcels, septic tank requirements and their diligence to meet all the conditions of approval.
-Betty Garber, Palm Springs, requested a postponement of this project to adequately notify neighbors; voiced concern with the mass and height of this project.
-Marla Van Horn, rebuttal, stated the maximum height for this project is 18 1/2 feet.
There being no further comments, the Public Hearing was closed.
Staff re-iterated that hillside areas are brought before Architectural Advisory Committee to review height and privacy concerns.
Motion to To recommend approval of the Tentative Parcel Map 34771, subject to Conditions of Approval. Moved by Scott, seconded by Caffery.
Vote to To recommend approval of the Tentative Parcel Map 34771, subject to Conditions of Approval. (Approved)
8. Case 3.3036 MAJ / LUP 07-025 / TPM 35507 - An application by Destination Ramon West
LLC., for the construction of two commercial retail buildings, parking, landscaping, and
two pads for future buildings as well as an application to subdivide the property located
at the southeast corner of Gene Autry Trail and Ramon Road, Zone W-M-1, Section 20,
APN: 680-170-044. (Project Planner: David A. Newell, Assistant Planner)
David Newell noted the following corrections: D. R. West, LLC. is the applicant and the project title is Gene Autry Plaza. Mr. Newell provided background information as outlined in the staff report dated June 13, 2007.
Chair Marantz opened the Public Hearing:
-Greg Pettis, representing the applicant, commended staff and stated they are in agreement with the conditions. Mr. Pettis addressed engineering condition #78, page 16, requested confirmation of the use for the bus turn.
-Unice Lovey, Director of Planning for Sunline Transit Agency, stated she met with city staff and is recommending the deletion of the requirement for a bus turn.
There being no further comments, the Public Hearing was closed.
Staff noted that the request to delete the bus turn out is a policy issue between jurisdictions and the transit agency rather than a project by project issue. Staff recommended the condition to remain with the addition of the following wording ". . . unless otherwise waived by the City Engineer".
Vice Chair Hochanadel noted safety concerns for the busy intersection on Ramon Road and is in favor of removal of the bus turn out. David Barakian, Director of Public Works, noted his support of the transit agency’s request to remove the bus turn out.
Motion to To approve Case 3.3036 MAJ (project architecture) and Land Use Permit 07-025, and recommended adoption of the Mitigated Negative Declaration and approval of Tentative Parcel Map 35507 to the City Council, subject to Conditions of Approval, as amended:
*Engineering condition #78 to include additional wording, ". . . unless otherwise waived by the City Engineer".
Moved by Caffery, seconded by Hutcheson.
Vote to To approve Case 3.3036 MAJ (project architecture) and Land Use Permit 07-025, and recommended adoption of the Mitigated Negative Declaration and approval of Tentative Parcel Map 35507 to the City Council, subject to Conditions of Approval, as amended:
*Engineering condition #78 to include additional wording, ". . . unless otherwise waived by the City Engineer".
(Approved)
Mr. Ewing noted the Land Use Permit and the Architectural Approval are final actions and may be appealed to the City Council.
NOTE: Staff recommended a continuance for Item 9 / Case 5.1132 PD 333 to a definite
date due to time retraints.
9. Case 5.1132 PD 333 / 3.3002 MAJ / TTM 35236 - An application by Loft Partners Palm
Springs, LLC., to construct a 200 room hotel, 143 condominiums and a parking structure
on 10.47 acres located at the northwest corner of Amado Road and Avenida Caballeros,
Zone R4 & RGA-8, Section 14 (IL). (Project Planner: Edward Robertson, Principal
Planner) (Continued from the May 23, 2007 Planning Commission meeting.)
Motion to To continue, to a definite date of June 21, 2007, at 2:00 p.m. Moved by Cohen, seconded by Vice Chair Hochanadel.
Vote to To continue, to a definite date of June 21, 2007, at 2:00 p.m. (Approved)
10. COMMISSION WORK PROGRAM:
* Work Program Priorities and Subcommittee Assignments
12. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Caffery requested a study session to discuss large projects.
11. CITY COUNCIL ACTIONS: Update.
13. ADJOURNMENT:
There being no further comments, the meeting adjourned at 5:34 p.m.
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