CALL TO ORDER:
The meeting was called to order at 1:33 p.m.
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, July 6, 2007.
ACCEPTANCE OF THE AGENDA:
Motion to The agenda was accepted, as presented. Moved by Vice Chair Hochanadel, seconded by Ringlein.
Vote to The agenda was accepted, as presented. (Approved)
Commissioner Hutcheson noted his abstention on Item 2B.
Commissioner Caffery entered the Council Chamber at 1:39 p.m.
Commissioner Scott noted a correction on the minutes of June 6, 2007; he was not present for at the meeting and will abstain voting on these minutes.
Motion to To approve, Items 2A, 2B, 2C and 2D, as part of the Consent Calendar. (Noting Commissioner Scott's correction and abstention on the minutes of June 6, 2007. Commissioner Hutcheson's abstention on Item 2B. Moved by Ringlein, seconded by Cohen.
Vote to To approve, Items 2A, 2B, 2C and 2D, as part of the Consent Calendar. (Noting Commissioner Scott's correction and abstention on the minutes of June 6, 2007. Commissioner Hutcheson's abstention on Item 2B. (Approved)
1. PUBLIC COMMENTS: (Three minute time limit.)
Chair Marantz opened Public Comments.
-John Goodrich, Palm Springs, requested a continuance for Items 6 and 7. Mr. Goodrich commented on the changes made to the Environmental Impact Report and the cost and time entailed in reviewing these documents.
There being no further appearances, the Public Hearing was closed.
2A. Draft Minutes of May 23, 2007 and June 6, 2007 and June 13, 2007.
Approved, as part of the Consent Calendar. (Noting Commissioner Scott’s abstention and correction to the minutes of June 6, 2007.
2B. Case 3.3079 MAJ - An application by Noble and Company, LLC for the construction of an
approximately 7,742 square foot steel storage building and approximately 57,328 square
feet of outside storage, for a contractor, located on the north side of 19th Avenue
approximately 1875 feet west of Indian Avenue, Zone M-2, Section 15. (Project
Planner: Fred Lowndes, Associate Planner)
Approved, as part of the Consent Calendar. (Noting Commissioner Hutcheson’s abstention.)
2C. Case 3.3075 MAJ / 7.1254 AMM - An application by Nevrig Mazmanian to construct a
manufactured steel building for long-term automobile storage located at 3443 Anza
Road, Zone M-1, Section 34, APN: 669-452-003 and 004. (Project Planner: Bryan
Fernandez, Assistant Planner)
Approved, as part of the Consent Calendar.
3. Case 5.0931 PD 279 - An application by Century Vintage Homes to modify the final
development plan to allow a reduced front yard setback for the remaining twelve vacant
lots, Zone 279, Section 33 & 34. (Project Planner: David A. Newell, Assistant Planner)
David Newell, Assistant Planner, provided background information as outlined in the staff report dated July 11, 2007.
-Tom Hill, representing Century Vintage Homes, provided further details on their inability to sell the 12 remaining homes and is proposing to enlarge the bedroom wing of which will affect 5 feet into the existing front-yard setback.
The Commission discussed lot coverage and setbacks. Staff confirmed the request for the reduced setback is 15 feet.
Commissioner Ringlein stated she did not feel the reason was sufficient to grant the reduction.
Motion to To deny the minor site change to Case No. 5.0931 PD-279. Moved by Ringlein, seconded by Scott.
Vote to To deny the minor site change to Case No. 5.0931 PD-279. (Approved)
2D. Case SP 06-127 - An application by John Jamison requesting a sign program for a
commercial building located at 800 Vella Road, Zone M-1, Section 19, APN: 680-160-
026. (Project Planner: Bryan Fernandez, Assistant Planner)
Approved, as part of the Consent Calendar.
4. Selection of Chair and Vice Chair for 2007/08 Term
Commissioner Cohen nominated Chair Marantz for another term as Chair. The nomination was seconded by Vice Chair Hochanadel. No other nominations were made.
Chair Marantz nominated Vice Chair Hochanadel for another term as Vice Chair. The nomination was seconded by Commissioner Cohen. No other nominations were made.
Chair Marantz was nominated to serve as Chair for the 2007/2008 Term. Vice Chair Hochanadel was nominated to serve as Vice Chair for the 2007/2008 Term.
5. Case 5.1103 CUP / 3.2941 MAJ / TTM 33162 - An application by Palm Springs Modern
Homes VI, LLC (Pedregal) to amend conditions of approval for a previously approved
Conditional Use Permit, Tentative Tract Map and Major Architectural approval for the
construction of 132 condominium units located at 2855 North Palm Canyon Drive, Zone
R3, Section 3, APN: 504-040-047 and 048. (Project Planner: Edward O. Robertson,
Chair Marantz noted a request for a continuance on this Item and stated a conflict of interest. She would not be not participating in the discussion or vote.
Commissioner Hutcheson noted his abstention and would not be participating in the discussion and vote.
Motion to To continue, to the meeting of July 25, 2007. Moved by Scott, seconded by Caffery.
Vote to To continue, to the meeting of July 25, 2007. (Approved)
Commissioner Cohen noted staff has recommended a continuance to July 25, 2007, however, due to the large amount of public comment he is proposing to continue Items 6 and 7 to the meeting of September 12, 2007. No objections were stated from the Commission or staff.
NOTE: CRAIG A. EWING REQUESTED BOTH ITEMS 6 AND 7 BE HEARD SIMULTANEOUSLY TODAY AND AT THE SUBSEQUENT MEETING.
6. Case 5.0973 PD 287 / TTM 31095 TTM (Boulders) - Planned Development District 287
and Tentative Tract Map 31095 for the subdivision of approximate 30.4 -acre parcel into
45 lots. The Planned Development District would allow new design and development
standards for a proposed development of up to 45 single-family residential units located
at 751 West Via Escuela Road, Zone R-1-A, Section 3, APN 504-150-002 & 009. (Project
Planner: Edward O. Robertson, Principal Planner)
7. Case 5.0996 PD 294 / TTM 31766 (Crescendo) - Planned Development District 294 and
Tentative Tract Map 31766 for the subdivision of approximate 42.2-acre parcel into
79 single-family residential lots. The applicant is also requesting for the vacation of the
westerly 23 feet of the Vista Grande Avenue right-of-way. The Planned Development
District would allow new design and development standards for a proposed of up to 79
single-family residential units located at 1000 west of Racquet Club, south of Tram Way
Road and west of Vista Grande Road, Zone R-1-A, Section 3, APN: 504-040-046.
(Project Planner: Edward O. Robertson, Principal Planner)
Edward Robertson, Principal Planner, stated both applications are by Wessman Holdings provided background information as outlined in the staff report for the Boulders and Crescendo projects dated July 11, 2007. Mr. Robertson noted Lynn Calerdine, LSA & Associates, has prepared the Environmental Impact Report and is available for any technical questions.
Chair Marantz opened the Public Hearing on
Items 6 and 7:
The following persons spoke in favor of the projects:
-Emily Hemphill, project attorney representing Wessman Holdings, provided further details on the Environmental Impact Report and its circulation. Ms. Hemphill requested these projects be continued to the next meeting of July 25, 2007.
-Ed Torres, president of Palm Springs Economic Development Corporation, stated the committee urged approval of the Boulders project in 2005 and do so the same today; the primary consideration being the demand for very high-end housing in the city.
-Patrick Mundt, Palm Springs, stated projects as this are necessary for the economic vitality of the city noting the 2 projects are surrounded on three sides by existing homes. He urged the project to move forward.
-Michael Kassinger, Palm Desert, stated this city is in the spotlight with a demand for the high-end market. He spoke highly of John Wessman and noted this is the proper use of the land.
-Emily Hemphill, applicant rebuttal, stated the character of the city has been defined by the General Plan and both projects are less dense than required. Ms. Hemphill provided further details pertaining to the rock crushing analysis, elevations and floor plans, D. W.A’s statement on the tanks, the bike trails and requested this project move forward.
-John Wessman, Wessman Development, provided further details on the average lot size for Boulders and Crescendo projects and a comparison of the adjacent properties.
The following persons spoke in opposition to the projects:
-Roxann Ploss, Palm Springs, stated recent public awareness of ecological awareness has grown; concerned with the density, mass grading and crushing of boulders.
-John Macon, Palm Springs, spoke on the Boulders project, stating not in opposition to the development or the emergency access to the site, however, does oppose the deliberate destruction of one of the city’s aesthetically appealing neighborhoods.
-Thomas Watson, Palm Springs, questioned the benefits offered by the developer for the planned development districts and requested this project not go forward.
-Phylis Ramsey, Palm Springs, submitted photographs of the Boulders site, voicing concern for egrets (birds) on property and noted Item D. of the staff report is incorrect.
-Walter Baumheff, Palm Springs, voiced concern with the severe terracing, slopes and setbacks for these projects.
-Rodney Drew, Palm Springs, spoke on the significant negative impact of air quality in the neighborhood due to the rock crushing.
-John Goodrich, Palm Springs, voiced concern with the significant adverse effect to the desert habitat, scenic vistas and air pollution. Mr. Goodrich urged further review of the environmental documents and requested not to move the projects forward.
-Bill Nicholson, Palm Springs, voiced concern with the possibility of the water tanks collapsing and flooding homes. He requested the projects not move forward, as presented.
-Andy Linsky, Palm Springs, spoke on the cumulative loss affecting the desert habitat, aesthetics and air quality. He provided a summary of developments which have been approved in the surrounding area.
-Nickie McLaughlin, Palm Springs, representing Friends of the Mountains, stated the air quality, noise, traffic, aesthetics, biological, land use, bio-hazard, historical and flooding have not been adequately addressed in the environmental impact report.
-Frank Goydos, Palm Springs, stated concern with the dramatic impact to the neighborhood. He requested caution in the construction of these projects with minimal destruction to the hillsides.
-Tim O’Bayley, Palm Springs, requested the developer build a project less dense and no mass grading.
-Gladys Krenek, Palm Springs, voiced concerned with future development in Chino Canyon which would dramatically change the desert landscape.
-Mallika Albert, Palm Springs, spoke about a major earthquake overdue to the valley and requested hillside development on hold until further review.
-Charles Sacs, Palm Springs, provided a history on the growth in southern California and within the city and requested preservation of the hillside.
-Dana Stewart & James McKinley, Palm Springs, spoke in opposition of the project and requested no rock crushing, a reduction in density, slopes and building heights, and no mass grading.
-Bruce Mink, Palm Springs, voiced concern with retaining the character of the city and outlined approved developments in the city.
-John Welshans, Palm Springs, spoke against mass grading, rock crushing and recommended the height of homes not to exceed 18 feet and the a requirement for the developer to provide a completion bond.
-Andrew Kravchenko, Palm Springs, stated he recently moved to the Little Tuscany neighborhood and if development is approved he and his wife will relocate.
-Arlene Duchovny, Palm Springs, stated concerns with the construction on the Little Tuscany Heights project such as noise and vibration from the rocks and emphasized the mass grading will be desruptive.
-Victoria Hurst, Palm Springs, voiced concern with the preservation of the hillside.
There being no further comments, the Public Hearing was continued.
The Commission discussed and considered the continuance date. Commissioner Scott noted more time to review the Environmental Impact Report would be approriate.
Lynne Calerdine, LSA & Associates, prepared the Environmental Impact Report for Boulders and Crescendo, provided details on the grading and rock crushing.
Motion to To continue, the public hearing Case 5.0973 PD 287 / TTM 31095 and Case 5.0996 PD 294 to the meeting of September 12, 2007. Moved by Scott, seconded by Vice Chair Hochanadel.
Vote to To continue, the public hearing Case 5.0973 PD 287 / TTM 31095 and Case 5.0996 PD 294 to the meeting of September 12, 2007. (Approved)
8. COMMISSION WORK PROGRAM: * Work Program Priorities and Subcommittee Assignments
Craig A. Ewing reported the August 1, 2007 Study Session is tentatively scheduled to consist of a joint session with the Architectural Advisory Committee to discuss various concerns.
Craig A. Ewing noted he would not be present for the August 1st Study Session. Chair Marantz noted she would not be present for the August 1st and August 8th Planning Commission meetings.
9. CITY COUNCIL ACTIONS: Update.
10. COMMISSION/STAFF REPORTS AND REQUESTS:
Commissioner Ringlein noted the landscaping on the street frontage at the Arco gas station on Vista Chino Road and Sunrise Road is in bad condition.
There being no further comments, the meeting adjourned at 3:56 p.m.
Jul 11, 2007 Planning Commission