Video index
CALL TO ORDER:
The meeting was called to order at 1:34 p.m.
ROLL CALL:
Roll Call: 7 members present, 0 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, August 8, 2008.
ACCEPTANCE OF THE AGENDA:
Craig A. Ewing, Director of Planning Services, requested the Planning Commission take Item 2A out of order, to be heard after the public hearings. The Commission concurred.
PUBLIC COMMENTS:
Chair Hochanadel opened Public Comments. There being no appearances, Public Comments was closed.
1. CONSENT CALENDAR:
Commissioner Ringlein noted her abstention on Item 1A, the minutes of July 23rd and Item 1B.
Commissioner Scott noted his abstention on Item 1A, the minutes of July 9th and Item 1B.
Commissioner Conrad noted her abstention on Item 1A, the minutes of July 23rd; and requested staff review the minutes of July 9th, with respect to the motion for public hearing Item 5.
Commissioner Caffery noted his abstention on Item 1A, the minutes of July 2nd.
Vice Chair Cohen noted his abstention on Item 1A, the minutes of July 2nd.
Motion to Approve To approve, Items 1A and 1B, as part of the Consent Calendar. Moved by Scott, seconded by Vice Chair Cohen.
Vote to Approve To approve, Items 1A and 1B, as part of the Consent Calendar. (Approved)
1A. Minutes of July 2, 2008, July 9, 2008 and July 23, 2008.
Approved, as part of the Consent Calendar.
(Note: The abstention of Vice Chair Cohen and Commissioner Caffery on the minutes of July 2, 2008. The abstention of Commissioner Scott on the minutes of July 9, 2008. The abstention of Commissioner Ringlein and Commissioner Conrad on the minutes of July 23, 2008.)
1B. Case 5.1184 CUP / 6.510 VAR (Palm Springs Recycling) - Draft resolution and modified Conditions of Approval for a Conditional Use Permit to allow a recycling center at 280 Oasis Road, Zone M-1, Section 34. (Project Planner: David A. Newell, Associate Planner)
Approved, as part of the Consent Calendar. (Noting the abstention of Commissioner Ringlein and Commissioner Scott.)
2. OTHER BUSINESS:
2A. Architectural Advisory Committee: Declaration of Vacancy and Establishment of Terms.
Craig A. Ewing, Director of Planning Services, provided details on the provisions surrounding the appointment and operation of the Architectural Advisory Committee (AAC). Staff noted that the AAC has a full seven members, but no licensed landscape architect, as required by the Code. Staff reported Section 2.06.10e states that all members must reside and be registered to vote within the City and it has been determined that one member, Mr. Allen Sanborn, is not a City resident. Staff recommends that the Planning Commission declare the position open and allow the City Clerk to post a vacancy for a Licensed Landscape Architect. Staff indicated that a resolution establishing the rules and regulations of the AAC would be brought back to the Commission for review.
Commissioner Donenfeld noted the unfortunate manner in which the situation was handled with Mr. Allen Sanborn, as well as, the necessity to abide by the residency requirement and the appropriateness of establishing a set of rules to govern the Architectural Advisory Committee.
(Editor's Note: )
Commissioner Conrad spoke in favor of maintaining "flexibility and less formality" for the AAC meetings. Commissioner Donenfeld noted that the Planning Commission has the authority to create the reorganization of the AAC and provide flexibility for its members.
Commissioner Caffery noted that he is pleased with the ordinance (with a few minor changes) and the current panel of architects.
Commissioner Ringlein stated her concurrence with Commissioners Donenfeld and Caffery.
Motion to To declare one (1) Architectural Advisory Commission position vacant.
Moved by Caffery, seconded by Ringlein.
Vote to To declare one (1) Architectural Advisory Commission position vacant.
(Approved)
Mr. Ewing provided details on a response letter to Mr. Allen Sanborn.
3. PUBLIC HEARINGS:
3A. Case TPM 35958 (Desert Oasis Industrial Lofts) - An application by Avalon Development Inc., to subdivide seven buildings consisting of fifty-eight units, parking and landscaping on an approximate 6.55-acre parcel located at 400 West San Rafael Drive, Zone M-1, Section 6, APN: 669-430-015 and 016. (Project Planner: David Newell, Associate Planner)
David A. Newell, Associate Planner, provided background information as outlined in the staff report dated August 13, 2008. Mr. Newell reported that a Negative Declaration was previously adopted on March 14, 2007, for this site and no further environmental documentation is necessary.
Chair Hochanadel opened the Public Hearing:
-Andrew Kann, civil engineer for the project, was available for questions from the Commission.
There being no further appearances, the Public Hearing was closed.
Motion to To recommend approval to the City Council. Moved by Scott, seconded by Caffery.
Vote to To recommend approval to the City Council. (Approved)
3B. Case 5.1110 PD 327/ TTM 35999 (The Nichols Building) - An application by Cioffi Architects for Nichols Properties, for a two-story mixed-use commercial/residential building with covered parking and associated landscaping on an approximate 24,167 square foot lot located at 901 North Palm Canyon Drive, Zone C-1, Section 10, APN: 505-263-006. (Project Planner: Ken Lyon, Associate Planner)
Chair Hochanadel noted a business-related conflict of interest and would not be participating in the discussion or vote. He left the Council Chamber at 1:45 p.m.
Ken Lyon, Associate Planner, provided background information as outlined in the staff report dated August 13, 2008.
Chair Cohen questioned if the AAC’s recommendations were taken into consideration. Staff responded that the applicant and design architect were amenable to the AAC’s recommendations.
Chair Cohen opened the Public Hearing:
-Jim Cioffi, project architect, representing the applicant, provided background information on the prior Planning Commission approval and withdrawal of the project. Mr. Cioffi noted that the overhead pool deck has been eliminated and essentially the project is designed as previously approved.
-Daniel Argyros, one of the owners of John’s restaurant, expressed support for the proposed project; he felt this project is a great step for revitalizing North Palm Canyon.
There being no further no appearances, the Public Hearing was closed.
Commissioner Conrad spoke in favor of the project noting that this project is a true mixed-use project and is very well done.
Commissioner Ringlein questioned if energy efficiency elements were incorporated into the project. Mr. Cioffi responded that provisions have been made for solar on the top roof and for the overhang extensions for shading.
Motion to To recommend approval of Case 5.1110 PD 327 and Tentative Tract Map 35999 to the City Council. Moved by Conrad, seconded by Donenfeld.
Vote to To recommend approval of Case 5.1110 PD 327 and Tentative Tract Map 35999 to the City Council. (Approved)
Chair Hochanadel re-entered the Council Chamber 2:03 p.m.
3C. Case 5.1160 PD 341 / TPM 35989 (Convention Center Commons) - An application by O & M Tahquitz, LLC, for a mixed-use development consisting of two hotels of up to 306 rooms, retail/commercial and office space use. The proposed site is located on the northwest corner of Tahquitz Canyon Way and Hermosa Drive, Zone REO/C-1-AA, Section 14 (IL). APN: 508-070-028 and 040. (Project Planner: Edward O. Robertson, Principal Planner)
Edward Robertson, Principal Planner, reported a memorandum from staff was distributed to the Planning Commission recommending changes to the project’s conditions of approval. Mr. Robertson provided background information as outlined in the staff report dated August 13, 2008.
Commissioner Scott requested clarification on the final calculation of open space. Mr. Robertson noted that with the inclusion of the decorative drives and auto courts the open space is 63% (exceeding the high-rise ordinance requirement).
Chair Hochanadel opened the Public Hearing:
-Corey Alder, president of Nexus Company, stated that they are in agreement with staff’s report and are available for questions from the Commission.
There being no further appearances, Public Hearing was closed.
Mr. Alder provided further details on the sun and shadow studies conducted for placement of the swimming pools, the landscaping for the courtyard space, fenestration and final elevation plans.
Commissioner Conrad expressed appreciation for the height and density of the project.
Discussion occurred on the construction phase, environmental and energy conservation and pedestrian linkage.
Dave Barakian, Director of Public Works, provided clarification on the traffic study that was performed and noted that the conditions of approval require construction of a signal light on Hermosa Drive and Tahquitz Canyon Way.
Motion to To adopt the draft Mitigated Negative Declaration and recommend approval of PD 341 and Tentative Tract Map 35989 to the City Council, as amended:
Inclusion of: Planning Department - Project Specific Condition
-Condition #1. All components of the proposed project shall participate on a fair share basis in a Community
Facilities District or other funding mechanism for Fire Department equipment, facilities and/or personnel, when such a mechanism is implemented by the City.
-Deletion of Engineering Conditions #28, 29 and 32.
-Revised Engineering Condition #27 - All sanitary facilities shall be connected to the public sewer system. The on-site sewer system shall not connect to any existing or proposed sewer manhole, and shall connect to any existing or proposed sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. No more than two lateral connections shall be made to the public main on Tahquitz Canyon Way. Moved by Scott, seconded by Vice Chair Cohen.
Vote to To adopt the draft Mitigated Negative Declaration and recommend approval of PD 341 and Tentative Tract Map 35989 to the City Council, as amended:
Inclusion of: Planning Department - Project Specific Condition
-Condition #1. All components of the proposed project shall participate on a fair share basis in a Community
Facilities District or other funding mechanism for Fire Department equipment, facilities and/or personnel, when such a mechanism is implemented by the City.
-Deletion of Engineering Conditions #28, 29 and 32.
-Revised Engineering Condition #27 - All sanitary facilities shall be connected to the public sewer system. The on-site sewer system shall not connect to any existing or proposed sewer manhole, and shall connect to any existing or proposed sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. No more than two lateral connections shall be made to the public main on Tahquitz Canyon Way. (Approved)
PLANNING COMMISSION COMMENTS:
Mr. Ewing noted that study sessions for larger projects may take place as long as the projects are properly noticed. Staff provided direction pertaining to protocol during the study sessions. Commissioner Ringlein requested that study sessions are provided for larger projects.
Discussion occurred on the Brown Act, conduct of the AAC meetings and provision of project packets for the AAC members.
Commissioner Caffery suggested placing a section of the zoning code on the Planning Commission agenda to expedite the review process. Staff noted that certain sections would require more in-depth discussion such as "hillsides" and "measuring of building heights". Commissioner Ringlein suggested forming a subcommittee to move forward with the zoning code amendment.
Commissioner Scott noted that he would not be available to attend the August 25th AAC meeting. Commissioner Ringlein offered to cover the AAC meeting for him.
PLANNING DIRECTOR’S REPORT:
Mr. Ewing reported that City Council is off for the month of August.
ADJOURNMENT:
There being no further comments the meeting adjourned at 3:07 p.m.
Aug 13, 2008 Planning Commission
Full agenda
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CALL TO ORDER:
The meeting was called to order at 1:34 p.m.
ROLL CALL:
Roll Call: 7 members present, 0 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, August 8, 2008.
ACCEPTANCE OF THE AGENDA:
Craig A. Ewing, Director of Planning Services, requested the Planning Commission take Item 2A out of order, to be heard after the public hearings. The Commission concurred.
PUBLIC COMMENTS:
Chair Hochanadel opened Public Comments. There being no appearances, Public Comments was closed.
1. CONSENT CALENDAR:
Commissioner Ringlein noted her abstention on Item 1A, the minutes of July 23rd and Item 1B.
Commissioner Scott noted his abstention on Item 1A, the minutes of July 9th and Item 1B.
Commissioner Conrad noted her abstention on Item 1A, the minutes of July 23rd; and requested staff review the minutes of July 9th, with respect to the motion for public hearing Item 5.
Commissioner Caffery noted his abstention on Item 1A, the minutes of July 2nd.
Vice Chair Cohen noted his abstention on Item 1A, the minutes of July 2nd.
Motion to Approve To approve, Items 1A and 1B, as part of the Consent Calendar. Moved by Scott, seconded by Vice Chair Cohen.
Vote to Approve To approve, Items 1A and 1B, as part of the Consent Calendar. (Approved)
1A. Minutes of July 2, 2008, July 9, 2008 and July 23, 2008.
Approved, as part of the Consent Calendar.
(Note: The abstention of Vice Chair Cohen and Commissioner Caffery on the minutes of July 2, 2008. The abstention of Commissioner Scott on the minutes of July 9, 2008. The abstention of Commissioner Ringlein and Commissioner Conrad on the minutes of July 23, 2008.)
1B. Case 5.1184 CUP / 6.510 VAR (Palm Springs Recycling) - Draft resolution and modified Conditions of Approval for a Conditional Use Permit to allow a recycling center at 280 Oasis Road, Zone M-1, Section 34. (Project Planner: David A. Newell, Associate Planner)
Approved, as part of the Consent Calendar. (Noting the abstention of Commissioner Ringlein and Commissioner Scott.)
2. OTHER BUSINESS:
2A. Architectural Advisory Committee: Declaration of Vacancy and Establishment of Terms.
Craig A. Ewing, Director of Planning Services, provided details on the provisions surrounding the appointment and operation of the Architectural Advisory Committee (AAC). Staff noted that the AAC has a full seven members, but no licensed landscape architect, as required by the Code. Staff reported Section 2.06.10e states that all members must reside and be registered to vote within the City and it has been determined that one member, Mr. Allen Sanborn, is not a City resident. Staff recommends that the Planning Commission declare the position open and allow the City Clerk to post a vacancy for a Licensed Landscape Architect. Staff indicated that a resolution establishing the rules and regulations of the AAC would be brought back to the Commission for review.
Commissioner Donenfeld noted the unfortunate manner in which the situation was handled with Mr. Allen Sanborn, as well as, the necessity to abide by the residency requirement and the appropriateness of establishing a set of rules to govern the Architectural Advisory Committee.
(Editor's Note: )
Commissioner Conrad spoke in favor of maintaining "flexibility and less formality" for the AAC meetings. Commissioner Donenfeld noted that the Planning Commission has the authority to create the reorganization of the AAC and provide flexibility for its members.
Commissioner Caffery noted that he is pleased with the ordinance (with a few minor changes) and the current panel of architects.
Commissioner Ringlein stated her concurrence with Commissioners Donenfeld and Caffery.
Motion to To declare one (1) Architectural Advisory Commission position vacant.
Moved by Caffery, seconded by Ringlein.
Vote to To declare one (1) Architectural Advisory Commission position vacant.
(Approved)
Mr. Ewing provided details on a response letter to Mr. Allen Sanborn.
3. PUBLIC HEARINGS:
3A. Case TPM 35958 (Desert Oasis Industrial Lofts) - An application by Avalon Development Inc., to subdivide seven buildings consisting of fifty-eight units, parking and landscaping on an approximate 6.55-acre parcel located at 400 West San Rafael Drive, Zone M-1, Section 6, APN: 669-430-015 and 016. (Project Planner: David Newell, Associate Planner)
David A. Newell, Associate Planner, provided background information as outlined in the staff report dated August 13, 2008. Mr. Newell reported that a Negative Declaration was previously adopted on March 14, 2007, for this site and no further environmental documentation is necessary.
Chair Hochanadel opened the Public Hearing:
-Andrew Kann, civil engineer for the project, was available for questions from the Commission.
There being no further appearances, the Public Hearing was closed.
Motion to To recommend approval to the City Council. Moved by Scott, seconded by Caffery.
Vote to To recommend approval to the City Council. (Approved)
3B. Case 5.1110 PD 327/ TTM 35999 (The Nichols Building) - An application by Cioffi Architects for Nichols Properties, for a two-story mixed-use commercial/residential building with covered parking and associated landscaping on an approximate 24,167 square foot lot located at 901 North Palm Canyon Drive, Zone C-1, Section 10, APN: 505-263-006. (Project Planner: Ken Lyon, Associate Planner)
Chair Hochanadel noted a business-related conflict of interest and would not be participating in the discussion or vote. He left the Council Chamber at 1:45 p.m.
Ken Lyon, Associate Planner, provided background information as outlined in the staff report dated August 13, 2008.
Chair Cohen questioned if the AAC’s recommendations were taken into consideration. Staff responded that the applicant and design architect were amenable to the AAC’s recommendations.
Chair Cohen opened the Public Hearing:
-Jim Cioffi, project architect, representing the applicant, provided background information on the prior Planning Commission approval and withdrawal of the project. Mr. Cioffi noted that the overhead pool deck has been eliminated and essentially the project is designed as previously approved.
-Daniel Argyros, one of the owners of John’s restaurant, expressed support for the proposed project; he felt this project is a great step for revitalizing North Palm Canyon.
There being no further no appearances, the Public Hearing was closed.
Commissioner Conrad spoke in favor of the project noting that this project is a true mixed-use project and is very well done.
Commissioner Ringlein questioned if energy efficiency elements were incorporated into the project. Mr. Cioffi responded that provisions have been made for solar on the top roof and for the overhang extensions for shading.
Motion to To recommend approval of Case 5.1110 PD 327 and Tentative Tract Map 35999 to the City Council. Moved by Conrad, seconded by Donenfeld.
Vote to To recommend approval of Case 5.1110 PD 327 and Tentative Tract Map 35999 to the City Council. (Approved)
Chair Hochanadel re-entered the Council Chamber 2:03 p.m.
3C. Case 5.1160 PD 341 / TPM 35989 (Convention Center Commons) - An application by O & M Tahquitz, LLC, for a mixed-use development consisting of two hotels of up to 306 rooms, retail/commercial and office space use. The proposed site is located on the northwest corner of Tahquitz Canyon Way and Hermosa Drive, Zone REO/C-1-AA, Section 14 (IL). APN: 508-070-028 and 040. (Project Planner: Edward O. Robertson, Principal Planner)
Edward Robertson, Principal Planner, reported a memorandum from staff was distributed to the Planning Commission recommending changes to the project’s conditions of approval. Mr. Robertson provided background information as outlined in the staff report dated August 13, 2008.
Commissioner Scott requested clarification on the final calculation of open space. Mr. Robertson noted that with the inclusion of the decorative drives and auto courts the open space is 63% (exceeding the high-rise ordinance requirement).
Chair Hochanadel opened the Public Hearing:
-Corey Alder, president of Nexus Company, stated that they are in agreement with staff’s report and are available for questions from the Commission.
There being no further appearances, Public Hearing was closed.
Mr. Alder provided further details on the sun and shadow studies conducted for placement of the swimming pools, the landscaping for the courtyard space, fenestration and final elevation plans.
Commissioner Conrad expressed appreciation for the height and density of the project.
Discussion occurred on the construction phase, environmental and energy conservation and pedestrian linkage.
Dave Barakian, Director of Public Works, provided clarification on the traffic study that was performed and noted that the conditions of approval require construction of a signal light on Hermosa Drive and Tahquitz Canyon Way.
Motion to To adopt the draft Mitigated Negative Declaration and recommend approval of PD 341 and Tentative Tract Map 35989 to the City Council, as amended:
Inclusion of: Planning Department - Project Specific Condition
-Condition #1. All components of the proposed project shall participate on a fair share basis in a Community
Facilities District or other funding mechanism for Fire Department equipment, facilities and/or personnel, when such a mechanism is implemented by the City.
-Deletion of Engineering Conditions #28, 29 and 32.
-Revised Engineering Condition #27 - All sanitary facilities shall be connected to the public sewer system. The on-site sewer system shall not connect to any existing or proposed sewer manhole, and shall connect to any existing or proposed sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. No more than two lateral connections shall be made to the public main on Tahquitz Canyon Way. Moved by Scott, seconded by Vice Chair Cohen.
Vote to To adopt the draft Mitigated Negative Declaration and recommend approval of PD 341 and Tentative Tract Map 35989 to the City Council, as amended:
Inclusion of: Planning Department - Project Specific Condition
-Condition #1. All components of the proposed project shall participate on a fair share basis in a Community
Facilities District or other funding mechanism for Fire Department equipment, facilities and/or personnel, when such a mechanism is implemented by the City.
-Deletion of Engineering Conditions #28, 29 and 32.
-Revised Engineering Condition #27 - All sanitary facilities shall be connected to the public sewer system. The on-site sewer system shall not connect to any existing or proposed sewer manhole, and shall connect to any existing or proposed sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. No more than two lateral connections shall be made to the public main on Tahquitz Canyon Way. (Approved)
PLANNING COMMISSION COMMENTS:
Mr. Ewing noted that study sessions for larger projects may take place as long as the projects are properly noticed. Staff provided direction pertaining to protocol during the study sessions. Commissioner Ringlein requested that study sessions are provided for larger projects.
Discussion occurred on the Brown Act, conduct of the AAC meetings and provision of project packets for the AAC members.
Commissioner Caffery suggested placing a section of the zoning code on the Planning Commission agenda to expedite the review process. Staff noted that certain sections would require more in-depth discussion such as "hillsides" and "measuring of building heights". Commissioner Ringlein suggested forming a subcommittee to move forward with the zoning code amendment.
Commissioner Scott noted that he would not be available to attend the August 25th AAC meeting. Commissioner Ringlein offered to cover the AAC meeting for him.
PLANNING DIRECTOR’S REPORT:
Mr. Ewing reported that City Council is off for the month of August.
ADJOURNMENT:
There being no further comments the meeting adjourned at 3:07 p.m.
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