Video index
CALL TO ORDER:
Chair Hudson called the meeting to order at 1:33 pm.
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 pm on Thursday, August 21, 2014.
ACCEPTANCE OF THE AGENDA:
Commissioner Roberts noted his abstention on Item 2D due to a conflict of interest. Chair Hudson noted his abstenion on Item 2D due to a financial-related conflict of interest.
Commissioner Weremiuk requested the minutes of July 23, 2014 pulled for discussion.
The agenda was accepted, as amended.
PUBLIC COMMENTS:
Chair Hudson opened public comments:
JUDY DEERTRACK, resides at Tahquitz Mesa Villas., she provided an update on the construction of the Dakota project. She expressed concern with the major transport of soils which may cause public health issues and the high water usage.
There being no further appearance public comment was closed.
1. CONSENT CALENDAR:
Commissioner Weremiuk requested a change to the minutes of July 23, 2014 (regular meeting) regarding public benefits.
1A. APPROVAL OF MINUTES: MAY 28, 2014 (CORRECTED) AND JULY 23, 2014 SPECIAL JOINT MEETING MINUTES AND REGULAR MEETING MINUTES.
Motion to approved Approve the Planning Commission Minutes of May 28, 2014, and July 23, 2014 Special Joint Meeting Minutes and July 23, 2014 Regular Meeting Minutes, as amended. Moved by Chair Hudson, seconded by Commissioner Calerdine.
Vote to approved Approve the Planning Commission Minutes of May 28, 2014, and July 23, 2014 Special Joint Meeting Minutes and July 23, 2014 Regular Meeting Minutes, as amended. (Approved)
1B. THOMAS JAKWAY, OWNER, REQUESTING APPROVAL FOR A MAJOR ARCHITECTURAL APPLICATION OF A 2,792-SQUARE FOOT SINGLE-FAMILY RESIDENCE AND ATTACHED GARAGE ON A HILLSIDE LOT LOCATED AT 320 CAMINO ALTURAS, ZONE R-1-B (CASE 3.3683 MAJ / 7.1400 AMM). (DN)
Approved, as submitted.
2. PUBLIC HEARINGS:
2A. CONT'D - DOUGLAS C. JONES FOR A CONDITIONAL USE PERMIT AND VARIANCE TO CONSTRUCT TWO WIRELESS TELECOMMUNICATION FACILITIES CONSISTING OF SIXTY-SIX FOOT TALL MONOPOLES, EXCEEDING THE MAXIMUM PERMITTED ZONING HEIGHT, DESIGNED AS PALM TREES AT A VACANT PARCEL OF LAND LOCATED ON THE WEST SIDE OF GOLDEN SANDS MOBILE HOME PARK AT 3430 NORTH SUNRISE WAY, ZONE O (CASE NOS. 5.1321 CUP AND 6.533 VAR). (DN)
Commissioner Weremiuk commented that a study session was previously requested on monopoles (what the other communities are requiring) and a list of the conditions they want the applicants to meet.
Director Evans responded that this application has been around for a couple months and action may be required before a workshop is held.
Commissioner Weremiuk requested the staff report includie what the requirements from other cities.
The Commission discussed and/or commented on:
1. An independent engineer on a case-by-case basis.
2. Staff could gather technical information and provide it in a expanded format in the staff report. Inform the applicant about the Commission's concerns to allow them to provide more information.
3. What other cities are doing in regards to: height, the spacing, a monopole versus monopalm.
Motion to approved Continue to a date certain of September 24, 2014. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approved Continue to a date certain of September 24, 2014. (Approved)
2B. ALFREDO ENRIQUEZ, OWNER REQUESTING APPROVAL OF A CONDITIONAL USE PERMIT FOR DEVELOPMENT OF A CASITA WITH KITCHEN THAT IS LARGER THAN 1/50TH OF THE LOT SIZE, AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA, FOR A PARCEL LOCATED AT 2923 CANDLELIGHT LANE, ZONE R-1-B / PDD (CASE 5.1347 CUP). (KL)
Commissioner Calerdine disclosed that he resides 700 feet of the proposed project.
Associate Planner Lyon presented the proposed project as outlined in the staff report.
Chair Hudson opened the public hearing:
(The following persons spoke in favor of the proposed project.)
ALFREDO ENRIQUEZ, owner, he explained that the main reason for the expansion is to allow a caregiver to live there and clarified that the the casita will not be rented out.
GEORGE CRAIG, resides directly across the street, said that his home has a casita and pool as the one proposed and spoke in favor of the project.
DON YARGER, spoke in favor of the proposed project.
ALFRED ENRIQUEZ, applicant, addressed previous public testimony.
(The following persons spoke in opposition of the proposed project.)
LARRY KERCHNER, Luminaire resident, spoke about a lot merger that was never done; the city should restrict planned developments to keep the homes the same.
BRUCE TOMINELLO, Luminare resident, said this was never disclosed and suggested flipping the structure 180 degrees so that the house is on the west side of the lot to give it visual integrity.
There being no further appearances the public hearing was closed.
COMMISSIONER MIDDLETON questions if other homes with casitas have a kitchen. MR. ENRIQUEZ responded yes several have kitchens.
COMMISSIONER ROBERTS suggested placing a condition to not allow the casita to be leased. He addressed the frustration coming from the public comment and addressed several of the concerns.
COMMISSIONER CALERDINE commented that many homes within Planned Developments are not built as what was proposed and they come in with other approval. He feels this will be an asset to the community.
Motion to approved Approve, subject to conditions, as amended:
-Applicant shall have a single meter for water, gas and electric through the main house.
-The casita not be rentable absent the rental of the house.
-House to be pre-wired for solar.
-A smart water controller for landscaping. Moved by Commissioner Weremiuk, seconded by Commissioner Roberts.
Vote to approved Approve, subject to conditions, as amended:
-Applicant shall have a single meter for water, gas and electric through the main house.
-The casita not be rentable absent the rental of the house.
-House to be pre-wired for solar.
-A smart water controller for landscaping. (Approved)
2C. GAIN LIMITED PARTNERSHIP FOR A GENERAL PLAN LAND USE AMENDMENT FROM TOURIST RESORT COMMERCIAL TO LOW DENSITY RESIDENTIAL; A PLANNED DEVELOPMENT DISTRICT IN-LIEU OF ZONE CHANGE TO ALLOW A SINGLE-STORY, DETACHED SINGLE FAMILY RESIDENTIAL DEVELOPMENT; AND A TENTATIVE PARCEL MAP TO SUBDIVIDE APPROXIMATELY 0.91-ACRES INTO THREE RESIDENTIAL LOTS LOCATED AT APPROXIMATELY 260 WEST VISTA CHINO ROAD, ZONE R-3 (CASE 5.1333 GPA, PD-368 AND TPM 36686). (DN)
ASSOCIATE PLANNER NEWELL presented the proposed project as outlined in the staff report.
CHAIR HUDSON opened the public hearing:
HUGH KAPTUR, project architect, was available for questions from the Commission. He said his clients are not anticipating going into an HOA (individual lots and reciprocal driveways) and would like to keep as simple as possible.
There being no further appearances the public hearing was closed.
COMMISSIONER CALERDINE asked who would be responsible for the maintaining the landscape strip.
HUGH KAPTUR explained each property owner will be responsible.
NEIL CURRY, representing the developer, said they are planning to step up and add solar; however, will leave it is up to each owner to decide. He said it was decided that the developer and proposed builder decided yeterday that they would not pursue the gate.
The Commission asked staff questions regarding the private drive (on the west side), proposed gating, easement and setbacks. MR. NEWELL addressed the conflict of the gate.
COMMISSIONER ROBERTS complimented Mr. Kaptur for bringing this beautiful project. He is a great architect.
Motion to approved Adopt categorical exemption and approve the proposed project and recommend approval to the City Council subject to conditions, as amended:
-The proposed front gate be eliminated.
-The driveway within the first two properties be 24 feet wide.
-Each home have a separate water controller.
-No turf in the front yard.
-Pre-wiring for solar for each home. Moved by Commissioner Roberts, seconded by Commissioner Lowe.
Vote to approved Adopt categorical exemption and approve the proposed project and recommend approval to the City Council subject to conditions, as amended:
-The proposed front gate be eliminated.
-The driveway within the first two properties be 24 feet wide.
-Each home have a separate water controller.
-No turf in the front yard.
-Pre-wiring for solar for each home. (Approved)
Commssioner Roberts and Chair Hudson noted their recusal on the next item.
A short recess was taken at 2:48 pm.
The meeting resumed at 2:59 pm.
2D. THE PALM SPRINGS ART MUSEUM (PSAM), OWNER, FOR APPROVAL OF A SIGN VARIANCE REQUESTING THREE MAIN SIGNS, TWO OF WHICH ARE MONUMENT SIGNS AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA, AT THE PSAM'S ARCHITECTURE + DESIGN CENTER (FORMERLY THE SANTA FE FEDERAL SAVINGS & LOAN BUILDING, A CLASS 1 HISTORIC SITE) (HSPB 54) LOCATED AT 300 SOUTH PALM CANYON DRIVE, ZONE CBD (CASE 8.259). (KL)
Associate Planner Lyon presented the proposed project at outlined in the staff report.
Vice-Chair Klatchko opened the public hearing and no appearances coming forward the public hearing was closed.
Motion to approved Approve, subject to conditions. Moved by Commissioner Calerdine, seconded by Commissioner Lowe.
Vote to approved Approve, subject to conditions. (Approved)
Chair Hudson and Commissioner Roberts re-entered the Council Chamber at 3:04 pm.
2E. CITY OF PALM SPRINGS FOR A GENERAL PLAN AMENDMENT TO CHANGE CURRENT LAND USE DESIGNATIONS FROM SMALL HOTEL TO CENTRAL BUSINESS DISTRICT; LOCATED WEST OF BELARDO ROAD, NORTH OF BARISTO ROAD, EAST OF LUGO ROAD AND SOUTH OF ARENAS ROAD; AND SOUTHWEST OF TAHQUITZ DRIVE AND CAHUILLA ROAD (CASE 5.1322 GPA). (DN)
Associate Planner Newell presented the proposed project as outlined in the staff report.
COMMISSIONER ROBERTS said he could not understand why this neighborhood needs to be re-zoned for one project.
DIRECTOR EVANS explained that at the end of the public hearing he will recommend a continuance so that staff can take further time to review this project and possibly come up with a different option.
COMMISSIONER CALERDINE suggested another option would be to tweak the small hotel general plan designation rather than expand the CBD zone. The General Plan designation is designed to preserve small hotels.
COMMISSIONER MIDDLETON said she struggled to see how many existing small hotels are present and what the impact of the change would be to them. She said the three blocks are very different and would like to see what the challenges are for development.
COMMISSIONER LOWE questioned what will be the impact on the neighborhood and vacant properties. He is in favor of a continuance.
Chair Hudson opened the public hearing:
(The following persons spoke in opposition of the proposed project.)
STEVE HUFFMAN, resides at St. Baristo Condominiums, expressed concern with being put into the business district zone in this block.
RONALD IAMELE, resides in the Historic Tennis Club area, expressed on-going problems with concerned with height, density and noise.
MARINA ROSSI, small hotel owner in the area (adjacent to Lugo Lofts), stated that Lugo Lofts was approved for one and two story buildings. She said that the top 10 hotels in the city are hotels are under 20 rooms.
NICK SABBAGH, resides adjacent to St. Baristo Condominiums, he said three stories will affect the properties in this area; it will impede people's privacy.
RICHARD WEINTRAUB, representing Cahuilla Church, said he has been working with the neighbors and Historic Tennis Club Organization board to come up with a project that retains the low density and low open-space. He said they are looking to create a project that will blend into the fabric of the neighborhood.
LAURIE ALAYIAN, caddy corner to proposed area, she suggested one way to clean it relatively easy would be to amend the General Plan to redefine small hotel designation based on something other than hotel rooms per acre; a great neighborhood to be preserved.
TIM ERKINE, expressed concern with the height, parking, traffic congestion and a restaurant near his home; he suggested keeping it consistent.
MARIN URSESEU, expressed concern with a large hotel right behind his backyard; he said it would be devastating to them.
DR. MICHAEL MCQUARTER, said as an architect the history of the town is always preserved and is not opposed to development but preservation of history.
FRANK TYSEN, chairman, Historic Tennis Club Neighborhood Organization, said that the Tennis Club District is what makes this town unique. This will jeopardize the tourist industry and destroy the neighborhood.
JUDY DEERTRACK, said that the consistency is already there; the general plan needs to be concurrent with the land entitlement coming up.
There being no further appearances the public hearing was closed.
INTERIM PLANNING DIRECTOR EVANS said after listening to the public testimony staff would like to provide further review and bring back more information for this project.
COMMISSIONER WEREMIUK commented that the CBD raises issues for land uses that are not compatible and should go in a different direction.
COMMISSIONER LOWE was in favor of voting no and staff can come back and define the problem and offer solutions.
COMMISSIONER MIDDLETON concurred with the Commission and congratulated Mr. Weintraub for reaching out to the neighborhood organization.
COMMISSIONER ROBERTS said he does not see the need for staff to waste time on this and is prepared to deny this this project.
VICE-CHAIR KLATCHKO expressed an inclination to allow staff to come back with this item after further review has been conducted. Vice-Chair Klatchko requested when this project returns that staff explain the distinction between the underlying zoning and a general plan designation and how these things interact.
COMMISSIONER CALERDINE asked why this needs to be done now and how it is related to the two pending projects. Is there an issue between the existing uses and the general plan?
COMMISSIONER WERMIUk said she would rather have this project come back and is more interested in tweaking the small hotel zone.
COMMISSIONER ROBERTS said he is inclined to deny the project and would prefer it come back as a new project.
Motion to approved To deny. Moved by Commissioner Lowe, seconded by Commissioner Roberts.
Vote to approved To deny. (Declined)
MOTION FAILS.
Motion to approved To continue and direct staff to bring back an alternative that will strengthen the existing Tennis Club land uses and make them consistent with the small hotel zoning designation. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approved To continue and direct staff to bring back an alternative that will strengthen the existing Tennis Club land uses and make them consistent with the small hotel zoning designation. (Approved)
Director Evans clarified this item was continued to the next meeting of September 10, 2014. The Commission concurred.
2F. BARISTO GROUP, LLC FOR A ZONE CHANGE FROM R-3 TO R-2 AND AN AMENDMENT TO A PREVIUOSLY APPROVED PLANNED DEVELOPMENT DISTRICT (PD-288) FOR THE THIRD AND FINAL PHASE OF THE PD INCLUDING NEW ARCHITECTURE AND SITE CHANGES FOR THE 11 REMAINING UNITS ON THE VACANT LAND LOCATED ON THE EAST SIDE OF LUGO ROAD, BETWEEN ARENAS ROAD AND BARISTO ROAD. (CASE 5.0977- PD288 AMND, ZC AND TTM 36626). (DN)
Chair Hudson opened the public hearing and with no appearances coming forward the public comment was closed.
Motion to approved To continue the public hearing to a date certain of September 24, 2014. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.
Vote to approved To continue the public hearing to a date certain of September 24, 2014. (Approved)
3. NEW BUSINESS:
3A. THE COACHELLA VALLEY ECONOMIC PARTNERSHIP (CVEP) REQUESTING APPROVAL OF A SIGN PROGRAM AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA AT THE CVEP ACCELLERATOR CAMPUS LOCATED AT 2901 EAST ALEJO ROAD, (ZONE A) (KL)
ASSOCIATE PLANNER LYON presented the proposed project as outlined in the staff report.
COMMISSIONER ROBERTS expressed concern with the placement of the large names on the building which may bring confusion.
LESA BODNAR, CEVP, explained that the remoteness of the street and noted that this property will be gated.
Motion to approved Approve, subject to conditions. Moved by Vice-Chair Klatchko, seconded by Commissioner Middleton.
Vote to approved Approve, subject to conditions. (Approved)
3B. PALM SPRINGS PROMENADE, LLC FOR ARCHITECTURAL REVIEW OF BLOCK A OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE NORTHWEST CORNER OF ANDREAS ROAD AND NORTH PALM CANYON DRIVE, ZONE CBD (CASE 3.3605 MAJ). (DN)
ASSOCIATE PLANNER NEWELLl presented the proposed project as outlined in the staff memorandum.
MICHAEL BRAUN, applicant, thanked the Commission in assisting to move the project forward in terms of standards (not the design).
CHRIS PARDO, Chris Pardo Design, described the modifications to the project including shading, massing and architectural detail. Mr. Pardo spoke about the lighting the color, the fin element, awning and elevations.
Vice-Chair Hudson commented that this project has vastly improved and the biggest changes are some of the balconies on the Palm Canyon elevations. Vice-Chair Hudson said likes the idea of the wood on the undersides of the overhangs, the coloration of the building and the angled fin elements.
Commissioners Roberts disclosed that he met with the applicant numerous of times at their request. Mr. Roberts commented that the warmth added to a blocky building is very admirable. He commented that at the last meeting the Commission approved nothing more than the building sizes and the architecture had to come back completely different. He does not like seeing the buildings in a piece meal and is very disapointed Building B is not being presented. He would like to see the complete project come back.
COMMISSIONER LOWE agreed this is a big improvement, however, he does not like the fin and would like to see something more modern. He suggested a scale model so they can see what the project looks like.
COMMISSIONER MIDDLETON expressed concern west side and is looking for something more attractive for the north side between Block and the Hyatt hotel.
COMMISSIONER WEREMIUK concurs with Commissioner Roberts and is not comfortable with a piece meal project and would like to see it come before them as a whole project. She feels very strongly about seeing Block B which they had more concerns.
COMMISSIONER WEREMIUK said the shading on the Hyatt side is not there and would like to see an elevation on the west side. She is concerned with Building B.
Motion to approved To continue to a date uncertain; and direct the applicant to come back with updated computer simulations or a 3-D model that includes different perspectives and elevations of Buildings A, B and C, as a cohesive design. Moved by Commissioner Roberts, seconded by Chair Hudson.
Vote to approved To continue to a date uncertain; and direct the applicant to come back with updated computer simulations or a 3-D model that includes different perspectives and elevations of Buildings A, B and C, as a cohesive design. (Approved)
Direct staff to review the DVD and correct the staff report and determine that this is not a color and shading revision but an architecture revision.
Staff to provide a DVD (unedited copy) of Commissions comments on this project to the City Council.
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: Brief general comments and/or other issues of concern from members of the Planning Commission.
COMMISSIONER MIDDLETON provided an update on the Tahquitz Canyon Median subcommittee meeting.
COMMISSIONER WEREMIUK provided an update on the Water Task Force subcommittee meeting.
INTERIM DIRECTOR EVANS asked the Commission to appoint a subcommittee group for the Palm Springs Promenade project to review landscape and shading. CHAIR HUDSON appointed himself and Commissioner Weremiuk to this subcommittee.
COMMISSIONER ROBERTS noted that he would in attendance until September 19th.
PLANNING DIRECTOR'S REPORT:
INTERIM DIRECTOR EVANS spoke about a few minor changes to the proposed lighting ordinance going for review to the City Council.
ADJOURNMENT:
The Planning Commission adjourned at 5:03 pm Wednesday, September 10, 2014, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
Aug 27, 2014 Planning Commission
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CALL TO ORDER:
Chair Hudson called the meeting to order at 1:33 pm.
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 pm on Thursday, August 21, 2014.
ACCEPTANCE OF THE AGENDA:
Commissioner Roberts noted his abstention on Item 2D due to a conflict of interest. Chair Hudson noted his abstenion on Item 2D due to a financial-related conflict of interest.
Commissioner Weremiuk requested the minutes of July 23, 2014 pulled for discussion.
The agenda was accepted, as amended.
PUBLIC COMMENTS:
Chair Hudson opened public comments:
JUDY DEERTRACK, resides at Tahquitz Mesa Villas., she provided an update on the construction of the Dakota project. She expressed concern with the major transport of soils which may cause public health issues and the high water usage.
There being no further appearance public comment was closed.
1. CONSENT CALENDAR:
Commissioner Weremiuk requested a change to the minutes of July 23, 2014 (regular meeting) regarding public benefits.
1A. APPROVAL OF MINUTES: MAY 28, 2014 (CORRECTED) AND JULY 23, 2014 SPECIAL JOINT MEETING MINUTES AND REGULAR MEETING MINUTES.
Motion to approved Approve the Planning Commission Minutes of May 28, 2014, and July 23, 2014 Special Joint Meeting Minutes and July 23, 2014 Regular Meeting Minutes, as amended. Moved by Chair Hudson, seconded by Commissioner Calerdine.
Vote to approved Approve the Planning Commission Minutes of May 28, 2014, and July 23, 2014 Special Joint Meeting Minutes and July 23, 2014 Regular Meeting Minutes, as amended. (Approved)
1B. THOMAS JAKWAY, OWNER, REQUESTING APPROVAL FOR A MAJOR ARCHITECTURAL APPLICATION OF A 2,792-SQUARE FOOT SINGLE-FAMILY RESIDENCE AND ATTACHED GARAGE ON A HILLSIDE LOT LOCATED AT 320 CAMINO ALTURAS, ZONE R-1-B (CASE 3.3683 MAJ / 7.1400 AMM). (DN)
Approved, as submitted.
2. PUBLIC HEARINGS:
2A. CONT'D - DOUGLAS C. JONES FOR A CONDITIONAL USE PERMIT AND VARIANCE TO CONSTRUCT TWO WIRELESS TELECOMMUNICATION FACILITIES CONSISTING OF SIXTY-SIX FOOT TALL MONOPOLES, EXCEEDING THE MAXIMUM PERMITTED ZONING HEIGHT, DESIGNED AS PALM TREES AT A VACANT PARCEL OF LAND LOCATED ON THE WEST SIDE OF GOLDEN SANDS MOBILE HOME PARK AT 3430 NORTH SUNRISE WAY, ZONE O (CASE NOS. 5.1321 CUP AND 6.533 VAR). (DN)
Commissioner Weremiuk commented that a study session was previously requested on monopoles (what the other communities are requiring) and a list of the conditions they want the applicants to meet.
Director Evans responded that this application has been around for a couple months and action may be required before a workshop is held.
Commissioner Weremiuk requested the staff report includie what the requirements from other cities.
The Commission discussed and/or commented on:
1. An independent engineer on a case-by-case basis.
2. Staff could gather technical information and provide it in a expanded format in the staff report. Inform the applicant about the Commission's concerns to allow them to provide more information.
3. What other cities are doing in regards to: height, the spacing, a monopole versus monopalm.
Motion to approved Continue to a date certain of September 24, 2014. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approved Continue to a date certain of September 24, 2014. (Approved)
2B. ALFREDO ENRIQUEZ, OWNER REQUESTING APPROVAL OF A CONDITIONAL USE PERMIT FOR DEVELOPMENT OF A CASITA WITH KITCHEN THAT IS LARGER THAN 1/50TH OF THE LOT SIZE, AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA, FOR A PARCEL LOCATED AT 2923 CANDLELIGHT LANE, ZONE R-1-B / PDD (CASE 5.1347 CUP). (KL)
Commissioner Calerdine disclosed that he resides 700 feet of the proposed project.
Associate Planner Lyon presented the proposed project as outlined in the staff report.
Chair Hudson opened the public hearing:
(The following persons spoke in favor of the proposed project.)
ALFREDO ENRIQUEZ, owner, he explained that the main reason for the expansion is to allow a caregiver to live there and clarified that the the casita will not be rented out.
GEORGE CRAIG, resides directly across the street, said that his home has a casita and pool as the one proposed and spoke in favor of the project.
DON YARGER, spoke in favor of the proposed project.
ALFRED ENRIQUEZ, applicant, addressed previous public testimony.
(The following persons spoke in opposition of the proposed project.)
LARRY KERCHNER, Luminaire resident, spoke about a lot merger that was never done; the city should restrict planned developments to keep the homes the same.
BRUCE TOMINELLO, Luminare resident, said this was never disclosed and suggested flipping the structure 180 degrees so that the house is on the west side of the lot to give it visual integrity.
There being no further appearances the public hearing was closed.
COMMISSIONER MIDDLETON questions if other homes with casitas have a kitchen. MR. ENRIQUEZ responded yes several have kitchens.
COMMISSIONER ROBERTS suggested placing a condition to not allow the casita to be leased. He addressed the frustration coming from the public comment and addressed several of the concerns.
COMMISSIONER CALERDINE commented that many homes within Planned Developments are not built as what was proposed and they come in with other approval. He feels this will be an asset to the community.
Motion to approved Approve, subject to conditions, as amended:
-Applicant shall have a single meter for water, gas and electric through the main house.
-The casita not be rentable absent the rental of the house.
-House to be pre-wired for solar.
-A smart water controller for landscaping. Moved by Commissioner Weremiuk, seconded by Commissioner Roberts.
Vote to approved Approve, subject to conditions, as amended:
-Applicant shall have a single meter for water, gas and electric through the main house.
-The casita not be rentable absent the rental of the house.
-House to be pre-wired for solar.
-A smart water controller for landscaping. (Approved)
2C. GAIN LIMITED PARTNERSHIP FOR A GENERAL PLAN LAND USE AMENDMENT FROM TOURIST RESORT COMMERCIAL TO LOW DENSITY RESIDENTIAL; A PLANNED DEVELOPMENT DISTRICT IN-LIEU OF ZONE CHANGE TO ALLOW A SINGLE-STORY, DETACHED SINGLE FAMILY RESIDENTIAL DEVELOPMENT; AND A TENTATIVE PARCEL MAP TO SUBDIVIDE APPROXIMATELY 0.91-ACRES INTO THREE RESIDENTIAL LOTS LOCATED AT APPROXIMATELY 260 WEST VISTA CHINO ROAD, ZONE R-3 (CASE 5.1333 GPA, PD-368 AND TPM 36686). (DN)
ASSOCIATE PLANNER NEWELL presented the proposed project as outlined in the staff report.
CHAIR HUDSON opened the public hearing:
HUGH KAPTUR, project architect, was available for questions from the Commission. He said his clients are not anticipating going into an HOA (individual lots and reciprocal driveways) and would like to keep as simple as possible.
There being no further appearances the public hearing was closed.
COMMISSIONER CALERDINE asked who would be responsible for the maintaining the landscape strip.
HUGH KAPTUR explained each property owner will be responsible.
NEIL CURRY, representing the developer, said they are planning to step up and add solar; however, will leave it is up to each owner to decide. He said it was decided that the developer and proposed builder decided yeterday that they would not pursue the gate.
The Commission asked staff questions regarding the private drive (on the west side), proposed gating, easement and setbacks. MR. NEWELL addressed the conflict of the gate.
COMMISSIONER ROBERTS complimented Mr. Kaptur for bringing this beautiful project. He is a great architect.
Motion to approved Adopt categorical exemption and approve the proposed project and recommend approval to the City Council subject to conditions, as amended:
-The proposed front gate be eliminated.
-The driveway within the first two properties be 24 feet wide.
-Each home have a separate water controller.
-No turf in the front yard.
-Pre-wiring for solar for each home. Moved by Commissioner Roberts, seconded by Commissioner Lowe.
Vote to approved Adopt categorical exemption and approve the proposed project and recommend approval to the City Council subject to conditions, as amended:
-The proposed front gate be eliminated.
-The driveway within the first two properties be 24 feet wide.
-Each home have a separate water controller.
-No turf in the front yard.
-Pre-wiring for solar for each home. (Approved)
Commssioner Roberts and Chair Hudson noted their recusal on the next item.
A short recess was taken at 2:48 pm.
The meeting resumed at 2:59 pm.
2D. THE PALM SPRINGS ART MUSEUM (PSAM), OWNER, FOR APPROVAL OF A SIGN VARIANCE REQUESTING THREE MAIN SIGNS, TWO OF WHICH ARE MONUMENT SIGNS AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA, AT THE PSAM'S ARCHITECTURE + DESIGN CENTER (FORMERLY THE SANTA FE FEDERAL SAVINGS & LOAN BUILDING, A CLASS 1 HISTORIC SITE) (HSPB 54) LOCATED AT 300 SOUTH PALM CANYON DRIVE, ZONE CBD (CASE 8.259). (KL)
Associate Planner Lyon presented the proposed project at outlined in the staff report.
Vice-Chair Klatchko opened the public hearing and no appearances coming forward the public hearing was closed.
Motion to approved Approve, subject to conditions. Moved by Commissioner Calerdine, seconded by Commissioner Lowe.
Vote to approved Approve, subject to conditions. (Approved)
Chair Hudson and Commissioner Roberts re-entered the Council Chamber at 3:04 pm.
2E. CITY OF PALM SPRINGS FOR A GENERAL PLAN AMENDMENT TO CHANGE CURRENT LAND USE DESIGNATIONS FROM SMALL HOTEL TO CENTRAL BUSINESS DISTRICT; LOCATED WEST OF BELARDO ROAD, NORTH OF BARISTO ROAD, EAST OF LUGO ROAD AND SOUTH OF ARENAS ROAD; AND SOUTHWEST OF TAHQUITZ DRIVE AND CAHUILLA ROAD (CASE 5.1322 GPA). (DN)
Associate Planner Newell presented the proposed project as outlined in the staff report.
COMMISSIONER ROBERTS said he could not understand why this neighborhood needs to be re-zoned for one project.
DIRECTOR EVANS explained that at the end of the public hearing he will recommend a continuance so that staff can take further time to review this project and possibly come up with a different option.
COMMISSIONER CALERDINE suggested another option would be to tweak the small hotel general plan designation rather than expand the CBD zone. The General Plan designation is designed to preserve small hotels.
COMMISSIONER MIDDLETON said she struggled to see how many existing small hotels are present and what the impact of the change would be to them. She said the three blocks are very different and would like to see what the challenges are for development.
COMMISSIONER LOWE questioned what will be the impact on the neighborhood and vacant properties. He is in favor of a continuance.
Chair Hudson opened the public hearing:
(The following persons spoke in opposition of the proposed project.)
STEVE HUFFMAN, resides at St. Baristo Condominiums, expressed concern with being put into the business district zone in this block.
RONALD IAMELE, resides in the Historic Tennis Club area, expressed on-going problems with concerned with height, density and noise.
MARINA ROSSI, small hotel owner in the area (adjacent to Lugo Lofts), stated that Lugo Lofts was approved for one and two story buildings. She said that the top 10 hotels in the city are hotels are under 20 rooms.
NICK SABBAGH, resides adjacent to St. Baristo Condominiums, he said three stories will affect the properties in this area; it will impede people's privacy.
RICHARD WEINTRAUB, representing Cahuilla Church, said he has been working with the neighbors and Historic Tennis Club Organization board to come up with a project that retains the low density and low open-space. He said they are looking to create a project that will blend into the fabric of the neighborhood.
LAURIE ALAYIAN, caddy corner to proposed area, she suggested one way to clean it relatively easy would be to amend the General Plan to redefine small hotel designation based on something other than hotel rooms per acre; a great neighborhood to be preserved.
TIM ERKINE, expressed concern with the height, parking, traffic congestion and a restaurant near his home; he suggested keeping it consistent.
MARIN URSESEU, expressed concern with a large hotel right behind his backyard; he said it would be devastating to them.
DR. MICHAEL MCQUARTER, said as an architect the history of the town is always preserved and is not opposed to development but preservation of history.
FRANK TYSEN, chairman, Historic Tennis Club Neighborhood Organization, said that the Tennis Club District is what makes this town unique. This will jeopardize the tourist industry and destroy the neighborhood.
JUDY DEERTRACK, said that the consistency is already there; the general plan needs to be concurrent with the land entitlement coming up.
There being no further appearances the public hearing was closed.
INTERIM PLANNING DIRECTOR EVANS said after listening to the public testimony staff would like to provide further review and bring back more information for this project.
COMMISSIONER WEREMIUK commented that the CBD raises issues for land uses that are not compatible and should go in a different direction.
COMMISSIONER LOWE was in favor of voting no and staff can come back and define the problem and offer solutions.
COMMISSIONER MIDDLETON concurred with the Commission and congratulated Mr. Weintraub for reaching out to the neighborhood organization.
COMMISSIONER ROBERTS said he does not see the need for staff to waste time on this and is prepared to deny this this project.
VICE-CHAIR KLATCHKO expressed an inclination to allow staff to come back with this item after further review has been conducted. Vice-Chair Klatchko requested when this project returns that staff explain the distinction between the underlying zoning and a general plan designation and how these things interact.
COMMISSIONER CALERDINE asked why this needs to be done now and how it is related to the two pending projects. Is there an issue between the existing uses and the general plan?
COMMISSIONER WERMIUk said she would rather have this project come back and is more interested in tweaking the small hotel zone.
COMMISSIONER ROBERTS said he is inclined to deny the project and would prefer it come back as a new project.
Motion to approved To deny. Moved by Commissioner Lowe, seconded by Commissioner Roberts.
Vote to approved To deny. (Declined)
MOTION FAILS.
Motion to approved To continue and direct staff to bring back an alternative that will strengthen the existing Tennis Club land uses and make them consistent with the small hotel zoning designation. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approved To continue and direct staff to bring back an alternative that will strengthen the existing Tennis Club land uses and make them consistent with the small hotel zoning designation. (Approved)
Director Evans clarified this item was continued to the next meeting of September 10, 2014. The Commission concurred.
2F. BARISTO GROUP, LLC FOR A ZONE CHANGE FROM R-3 TO R-2 AND AN AMENDMENT TO A PREVIUOSLY APPROVED PLANNED DEVELOPMENT DISTRICT (PD-288) FOR THE THIRD AND FINAL PHASE OF THE PD INCLUDING NEW ARCHITECTURE AND SITE CHANGES FOR THE 11 REMAINING UNITS ON THE VACANT LAND LOCATED ON THE EAST SIDE OF LUGO ROAD, BETWEEN ARENAS ROAD AND BARISTO ROAD. (CASE 5.0977- PD288 AMND, ZC AND TTM 36626). (DN)
Chair Hudson opened the public hearing and with no appearances coming forward the public comment was closed.
Motion to approved To continue the public hearing to a date certain of September 24, 2014. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.
Vote to approved To continue the public hearing to a date certain of September 24, 2014. (Approved)
3. NEW BUSINESS:
3A. THE COACHELLA VALLEY ECONOMIC PARTNERSHIP (CVEP) REQUESTING APPROVAL OF A SIGN PROGRAM AND A CATEGORICAL EXEMPTION PURSUANT TO CEQA AT THE CVEP ACCELLERATOR CAMPUS LOCATED AT 2901 EAST ALEJO ROAD, (ZONE A) (KL)
ASSOCIATE PLANNER LYON presented the proposed project as outlined in the staff report.
COMMISSIONER ROBERTS expressed concern with the placement of the large names on the building which may bring confusion.
LESA BODNAR, CEVP, explained that the remoteness of the street and noted that this property will be gated.
Motion to approved Approve, subject to conditions. Moved by Vice-Chair Klatchko, seconded by Commissioner Middleton.
Vote to approved Approve, subject to conditions. (Approved)
3B. PALM SPRINGS PROMENADE, LLC FOR ARCHITECTURAL REVIEW OF BLOCK A OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE NORTHWEST CORNER OF ANDREAS ROAD AND NORTH PALM CANYON DRIVE, ZONE CBD (CASE 3.3605 MAJ). (DN)
ASSOCIATE PLANNER NEWELLl presented the proposed project as outlined in the staff memorandum.
MICHAEL BRAUN, applicant, thanked the Commission in assisting to move the project forward in terms of standards (not the design).
CHRIS PARDO, Chris Pardo Design, described the modifications to the project including shading, massing and architectural detail. Mr. Pardo spoke about the lighting the color, the fin element, awning and elevations.
Vice-Chair Hudson commented that this project has vastly improved and the biggest changes are some of the balconies on the Palm Canyon elevations. Vice-Chair Hudson said likes the idea of the wood on the undersides of the overhangs, the coloration of the building and the angled fin elements.
Commissioners Roberts disclosed that he met with the applicant numerous of times at their request. Mr. Roberts commented that the warmth added to a blocky building is very admirable. He commented that at the last meeting the Commission approved nothing more than the building sizes and the architecture had to come back completely different. He does not like seeing the buildings in a piece meal and is very disapointed Building B is not being presented. He would like to see the complete project come back.
COMMISSIONER LOWE agreed this is a big improvement, however, he does not like the fin and would like to see something more modern. He suggested a scale model so they can see what the project looks like.
COMMISSIONER MIDDLETON expressed concern west side and is looking for something more attractive for the north side between Block and the Hyatt hotel.
COMMISSIONER WEREMIUK concurs with Commissioner Roberts and is not comfortable with a piece meal project and would like to see it come before them as a whole project. She feels very strongly about seeing Block B which they had more concerns.
COMMISSIONER WEREMIUK said the shading on the Hyatt side is not there and would like to see an elevation on the west side. She is concerned with Building B.
Motion to approved To continue to a date uncertain; and direct the applicant to come back with updated computer simulations or a 3-D model that includes different perspectives and elevations of Buildings A, B and C, as a cohesive design. Moved by Commissioner Roberts, seconded by Chair Hudson.
Vote to approved To continue to a date uncertain; and direct the applicant to come back with updated computer simulations or a 3-D model that includes different perspectives and elevations of Buildings A, B and C, as a cohesive design. (Approved)
Direct staff to review the DVD and correct the staff report and determine that this is not a color and shading revision but an architecture revision.
Staff to provide a DVD (unedited copy) of Commissions comments on this project to the City Council.
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: Brief general comments and/or other issues of concern from members of the Planning Commission.
COMMISSIONER MIDDLETON provided an update on the Tahquitz Canyon Median subcommittee meeting.
COMMISSIONER WEREMIUK provided an update on the Water Task Force subcommittee meeting.
INTERIM DIRECTOR EVANS asked the Commission to appoint a subcommittee group for the Palm Springs Promenade project to review landscape and shading. CHAIR HUDSON appointed himself and Commissioner Weremiuk to this subcommittee.
COMMISSIONER ROBERTS noted that he would in attendance until September 19th.
PLANNING DIRECTOR'S REPORT:
INTERIM DIRECTOR EVANS spoke about a few minor changes to the proposed lighting ordinance going for review to the City Council.
ADJOURNMENT:
The Planning Commission adjourned at 5:03 pm Wednesday, September 10, 2014, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
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